Bolthole Index

Mason County, Illinois

Building permits, zoning and land rules in Mason County, Illinois

65Index Score / 100
#39 of 102 in Illinois

Mason County, Illinois requires a building permit before construction on property covered by the county zoning ordinance, with narrow exemptions for maintenance, minor alterations and municipal utility connections1. Mason County issues that building permit and sets zoning only outside municipalities with their own zoning ordinance, which apply their own rules23. Septic permits come from the Mason County Health Department and must be approved before construction45.

At a glance

Building permit
Required before construction on property subject to the county zoning ordinance1
Zoning
County zoning applies in unincorporated areas; municipal rules vary23
Septic permit
Required before construction; issued by the Mason County Health Department65
RV living
Temporary use only, with a permit from the Zoning Enforcement Officer7
Tiny home
No single countywide minimum; dwelling-size rules vary by zoning district8
Manufactured home
Allowed only when the applicable site, permit, size, age and utility conditions are met9
Private well
A permit is required for new construction, modification or sealing10

Who to call

Zoning

Mason County Zoning / Code Enforcement

County zoning and code-enforcement questions, including the county zoning and flood ordinances

309-543-3759, option 9

County Courthouse, 125 N Plum, Havana IL 62644

Septic permits

Mason County Health Department

Private septic-system applications and permits in Mason County

309-210-0110

1002 East Laurel Ave., Havana, IL 62644

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

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Do you need a building permit in Mason County, Illinois?

Yes. Mason County requires a building permit before construction on any parcel subject to the county zoning ordinance1. The exceptions are routine maintenance or repair, alterations to an existing building costing less than $1,000, and a service connection to a municipally owned and operated utility1. Apply to the County Zoning Enforcement Officer on the county's form; the application may require ownership, contractor, site, use, zoning, survey, access, sewage and water information11. Work not substantially started within 180 days requires a new permit, and authorized work generally must finish within 24 months1.

Who issues building permits and zoning approval in Mason County, and how do you reach them?

The County Zoning Enforcement Officer receives Mason County zoning-permit applications111. Start with Mason County Zoning / Code Enforcement at 309-543-3759, option 9, or visit the County Courthouse at 125 N Plum, Havana IL 6264412. Ask for the parcel's zoning district, the correct application and the current fee because the ordinance establishes permit fees without listing every amount in the reviewed material13. The official zoning map is maintained electronically and may also be viewed in the County Clerk's office14. Septic permits and well permits do not come from the zoning office; the Mason County Health Department handles septic permits at 309-210-0110154.

Does Mason County have zoning?

Mason County has zoning for areas subject to the county ordinance, while an incorporated village, town or city with its own zoning ordinance is outside the county system2163. District rules control allowed uses, lot area, dwelling size and setbacks1417818. The ordinance has different minimum dwelling and lot sizes by district, so there is no single countywide number to use when screening a parcel817. Confirm both the jurisdiction and zoning district before relying on a listing's description of buildability.

How do septic permits work in Mason County?

The Mason County Health Department issues local septic permits, while the Illinois Department of Public Health regulates private sewage-disposal systems statewide6. The county application must be approved before construction, and most residents then need a soil test before work begins5. Reach the department at 309-210-0110 or visit 1002 East Laurel Ave., Havana, IL 6264415. Every installed system must be inspected, including a system installed by the homeowner19. Where municipal sewer is unavailable, the sewage-disposal plan must receive Health Department approval and show that safe disposal is possible under applicable health rules20. Only about 4.9% of county land is rated without severe limitations for a conventional drain field, making early site evaluation especially useful21. Private water wells need a permit for new construction, modification or sealing, with plans reviewed by the Illinois Department of Public Health or the local health department22.

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

Mason County allows a wheeled vehicle designed for sleeping or camping on a lot of record only as a temporary use authorized by the Zoning Enforcement Officer723. The ordinance does not create a right to use an RV as an unrestricted long-term residence7. A tiny home must fit the dwelling standards for its zoning district because minimum floor area varies by district8. Manufactured homes outside approved parks or pre-approved sites have separate zoning-permit, site, size, age, well and septic conditions, so do not assume an RV, tiny home and manufactured home are treated alike9.

Building a home in Mason County: the steps, in order

  1. Confirm whether county or municipal zoning governs the parcel, then obtain the district and applicable use, lot, dwelling-size and setback rules2314.
  2. Apply to the County Zoning Enforcement Officer for the required building permit and current fee information11113.
  3. Apply to the Mason County Health Department for septic approval, then arrange the required soil work and inspection519.
  4. If municipal water is unavailable, submit a Health Department-approved water-supply plan and obtain the required private-well permit before construction or land modification2410.
  5. Resolve state-road access and regulated waterway, floodplain or wetland approvals before construction where applicable2526.

What should you check before buying land in Mason County?

Verify the parcel's jurisdiction and zoning district first because county rules do not replace a municipality's own zoning ordinance3. Then confirm the allowed use, minimum lot and dwelling size, setbacks, legal access, water source and septic feasibility1781824. Only about 4.9% of Mason County land is rated without severe limitations for a conventional drain field, although about 99% has a slope of 15% or less; neither countywide figure substitutes for a parcel evaluation2127. The countywide effective property-tax rate is about 2.1%, and the median annual property-tax bill is about $2,2772829.

Watch-outs

  • A Mason County building permit can expire if work is not substantially started within 180 days, and permitted work generally must be completed within 24 months1.
  • RV sleeping or camping on a lot of record requires a temporary permit; the ordinance does not authorize unrestricted long-term RV residence7.
  • Manufactured homes on private property can face minimum size, maximum age, sanitation and site-approval conditions beyond the ordinary zoning-district rules9.
  • A Mason County floodplain home damaged beyond 50% of its pre-flood value must be checked against the Flood Plain Ordinance, and the lowest floor is considered at least 1 foot above base flood elevation, with a surveyor's FEMA Elevation Certificate30.

Sources

  1. Zoning Ordinance, Mason County, Illinois, quoted and re-checked
  2. Zoning Ordinance, Mason County, Illinois, quoted and re-checked
  3. Mason County Zoning Ordinance, quoted and re-checked
  4. Septic Permit, quoted and re-checked
  5. Septic Permit, quoted and re-checked
  6. Septic Permit - Mason County Health Department, quoted and re-checked
  7. Zoning Ordinance, Mason County, Illinois, quoted and re-checked
  8. Mason County Zoning Ordinance, quoted and re-checked
  9. Mason County Zoning Ordinance, quoted and re-checked
  10. Well Permit, quoted and re-checked
  11. Mason County Zoning Ordinance, quoted and re-checked
  12. Mason County Zoning / Code Enforcement (masoncountyil.gov)
  13. Mason County Zoning Ordinance, quoted and re-checked
  14. Mason County Zoning Ordinance, quoted and re-checked
  15. Mason County Health Department (masoncohealth.com)
  16. Zoning - Mason County, IL, quoted and re-checked
  17. Mason County Zoning Ordinance, quoted and re-checked
  18. Mason County Zoning Ordinance, quoted and re-checked
  19. FAQs - Mason County Health Department, quoted and re-checked
  20. masoncountyil.gov, quoted and re-checked
  21. 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
  22. Private Water & Closed Loop Wells - Illinois Department of Public Health, quoted and re-checked
  23. Zoning Ordinance, Mason County, Illinois, quoted and re-checked
  24. Mason County Zoning Ordinance, quoted and re-checked
  25. Highway Permits (Illinois statewide rule), quoted and re-checked
  26. Permit Application and Instructions (Illinois statewide rule), quoted and re-checked
  27. Share of land at 15% slope or less: Bolthole Index county data
  28. Effective property tax rate: Bolthole Index county data
  29. Median property tax bill: Bolthole Index county data
  30. Flood Plain Notice, quoted and re-checked

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 5 of its 6 neighbors, Mason County requires a building permit only in limited cases.

RuleMason CountyMenard CountyFulton CountyTazewell CountyCass CountyLogan CountyPeoria County
Building permitLimitedRequiredLimitedRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Health Dept.County Health Dept.County Health Dept.County Health Dept.County Health Dept.County Dept. of Public HealthPeoria City/County Health Dept.

County locator

Mason County in Illinois

65
County map
Mason County highlighted among the Illinois counties · colored by Index score

How Mason County scores

Seclusion66100% ev.
Self-Sufficiency53100% ev.
Admin Boringness5590% ev.
Durability54100% ev.
Property Autonomy42100% ev.
Carry Cost58100% ev.

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

$97kTypical home
2.1%Property tax
$8,722Land / acre
38.6"Annual rain
4.3% of yrsSevere drought
10.1 / yr (+9.1)Mid-century 100°F days
14.9 daysMid-century dry spell
1.7" (+7.4%)Mid-century 1-day rain
1.78×Wildfire change factor
100%Forward climate coverage
$1,481Home insurance / yr
2.6% / yrInsurance growth
1.08%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
8,400People within 30 min
1,191,343People within 2 hr
16,097Radius comparison (15 mi)
23.2People / sq mi
1.5%Federal land
99%Land at 15% slope or less
4.9%Soils rated "not limited" for septic (strict USDA rating)
16,014 acWorkable land screen
13.8%Wooded land
68.5 tonsBiomass / forest ac
52.7°FAvg temp

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Cities and towns in Mason 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: Allens Grove Township · Bath Township · Village of Bath · Crane Creek Township · Village of Easton · Forest City Township · Village of Forest City · Havana Township · Kilbourne Township · Village of Kilbourne · Lynchburg Township · Manito Township · Village of Manito · Mason City · Mason City Township · Pennsylvania Township · Quiver Township · Salt Creek Township · Village of San Jose · Village of Topeka

Answers from the rulebook for Mason County

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

Mason County rules

  • Building permitRequired

    Construction on any parcel subject to the Mason County Zoning Ordinance.

    • No permit is required for routine maintenance or repair, alterations to existing buildings costing less than $1,000, or construction of a service connection to a municipally owned and operated utility.
    • Applications go to the County Zoning Enforcement Officer.
    • A work or change in use not substantially started within 180 days requires a new permit.
    • Authorized work must be completed within 24 months; an extension of not more than 12 months may be granted after Zoning Board of Appeals approval.

    minor alteration exemption threshold: < 1000 USD (Existing-building alterations costing less than $1,000.) · permit commencement period: 180 days (If work is not substantially started.) · completion period: 24 months (Extension of not more than 12 months may be granted after Zoning Board of Appeals approval.)

    “A building permit shall be required prior to the commencement of any construction on any parcel on property in Mason County except as hereinafter set forth. The procedure for obtaining such permit shall be as set forth in this Section 9 of the Mason County Zoning Ordinance.”
    One more reviewed finding on this topic
    • Limited — Specified county-regulated mobile-home-park construction and alterations, and flood-damage repairs.
      “No person, firm, or corporation shall construct a mobile home park without first obtaining a zoning permit and building permit to do so.”
  • County-wide zoningPresent (with conditions)

    All lands and waters in unincorporated Mason County subject to the Mason County Zoning Ordinance.

    • The ordinance excludes incorporated villages, towns, and cities that have municipal zoning ordinances.
    • Principal uses must be specified for the applicable zoning district or planned development plat.
    • Special uses are permitted only under the special-use procedure in Section 7.
    • Development within 500 feet of specified freeway, expressway, interstate, or controlled-access rights-of-way, and within 1,500 feet of an interchange or turning-lane right-of-way, is deemed a special use and is subject to Planning and Zoning Board of Appeals review.
    • The ordinance was adopted June 10, 1975 and revised in 2008.

    special-use freeway or controlled-access right-of-way distance: <= 500 feet (Development within this distance is deemed a special use.) · special-use interchange or turning-lane right-of-way distance: <= 1500 feet (Development within this distance is deemed a special use.)

    “The jurisdiction of this ordinance shall include all lands and waters within Mason County, except those incorporated villages, towns and cities which have in effect municipal zoning ordinances.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Land and waters in unincorporated Mason County subject to the Mason County Zoning Ordinance.
      “shall include all lands and waters within Mason County”
    • Present (with conditions) — Mason County lands and waters outside incorporated villages, towns, and cities that have municipal zoning ordinances.
      “The jurisdiction of this ordinance shall include all lands and waters within Mason County, except those incorporated villages, towns and cities which have in effect municipal zoning ordinances.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning status across Mason County: the county ordinance applies in unincorporated areas, while incorporated villages, towns, and cities with municipal zoning ordinances are excluded and may be governed by their own municipal zoning authorities.

    • This is an aggregate countywide conclusion and does not assert that Mason County administers municipal zoning ordinances.
    • The exact municipal zoning rules for each incorporated place were not separately established in this research.
    • Where an incorporated municipality has its own zoning ordinance, that municipal ordinance controls within the municipality rather than the county ordinance.
    “The jurisdiction of this ordinance shall include all lands and waters within Mason County, except those incorporated villages, towns and cities which have in effect municipal zoning ordinances.”
    3 more reviewed findings on this topic
    • Present — Mason County zoning in areas subject to the county ordinance; incorporated municipalities may also impose their own rules.
      “the County of Mason is hereby divided into the following zoning districts”
    • Varies (with conditions) — Aggregate zoning pattern across Mason County: the county administers zoning in unincorporated areas, while incorporated villages, towns, and cities with their own municipal zoning ordinances are excluded from the county ordinance.
      “except those incorporated villages, towns and cities which have in effect municipal zoning ordinances.”
    • Varies (with conditions) — County aggregate: county zoning applies in unincorporated areas, while incorporated municipalities with municipal zoning ordinances are governed by their own local zoning.
      “The jurisdiction of this ordinance shall include all lands and waters within Mason County, except those incorporated villages, towns and cities which have in effect municipal zoning ordinances.”
  • Zoning districtsPublished

    County zoning districts and the official zoning map.

    • The official zoning map is maintained electronically and may be viewed in the County Clerk's office.
    • District-specific regulations and bulk requirements appear throughout the zoning ordinance.
    “For the purpose of this ordinance, the County of Mason is hereby divided into the following zoning districts:”
    One more reviewed finding on this topic
    • Published (with conditions) — Zoning districts established by the Mason County Zoning Ordinance.
      “For the purpose of this ordinance, the County of Mason is hereby divided into the following zoning districts:”
  • Minimum dwelling sizeSpecified

    Dwellings in the county zoning districts, with district-specific minimum floor areas.

    • The cited excerpt shows different minimum floor areas by residential district; the rule is not one countywide numeric minimum.

    minimum total floor area: 1150 square feet (One residential district shown in the ordinance excerpt.) · minimum total floor area: 950 square feet (One residential district shown in the ordinance excerpt.) · minimum total floor area: 720 square feet (One residential district shown in the ordinance excerpt.)

    “Minimum Total Floor Area 1,150 square feet [...] Minimum Total Floor Area 950 square feet [...] Minimum Total Floor Area 720 square feet”
  • Minimum lot sizeSpecified

    Lots in county zoning districts, with district-specific minimum areas.

    • The ordinance specifies different minimum lot areas by zoning district.

    minimum lot area: 10000 square feet (One residential district shown in the ordinance excerpt.) · minimum lot area: 7500 square feet (One residential district shown in the ordinance excerpt.) · minimum lot area: 6000 square feet (One residential district shown in the ordinance excerpt.)

    “Minimum Area 10,000 square feet [...] Minimum Area 7,500 square feet [...] Minimum Area 6,000 square feet”
    One more reviewed finding on this topic
    • Specified — Residential and agricultural zoning districts under the county ordinance.
      “Each such structure shall be equipped with electrical service and approved water and sanitary sewer, and shall have a minimum of 10,000 square feet of land.”
  • SetbacksSpecified

    Required yards and setbacks in county zoning districts.

    • Setbacks vary by district and use.
    • In the cited residential provisions, front yards are 25 feet, rear yards are 30 feet, and side yards are 10% of lot width.
    • Agricultural single-family dwellings have separate setbacks.

    front yard: 25 feet (Residential district excerpt.) · rear yard: 30 feet (Residential district excerpt.) · side yard: 10% of lot width (Residential district excerpt.)

    “2) Minimum Yards: Front 25 feet Rear 30 feet Side 10% of lot width”
    One more reviewed finding on this topic
    • Specified — Buildings, mobile homes, and uses regulated by Mason County zoning districts.
      “The minimum lot size shall be three acres, and the residence and any accessory structures shall be located no closer than 35 feet to any public right of way nor within 10 feet of any lot line.”
  • Building heightSpecified

    R-3 residential district buildings and other structures subject to district height limits.

    • Architectural projections, special structures, essential services, utilities, and specified agricultural structures have stated exceptions or alternative rules.
    • Public or semi-public facilities may reach 60 feet if required yards are increased.

    R-3 maximum height: <= 35 feet (District-specific.) · public or semi-public facility maximum height: <= 60 feet (Required yards must be increased not less than 1 foot for each foot above the district maximum.)

    “Building height: 35 feet or two stories, whichever is less.”
  • Living in an RVTemporary only (with conditions)

    Wheeled vehicles designed for sleeping or camping on lots of record.

    • Use requires a temporary permit from the Zoning Enforcement Officer.
    • The ordinance does not establish unrestricted long-term RV residence.
    “However, temporary usage of lots of record, either with or without dwellings may be permitted for wheeled vehicles designed for sleeping or camping by temporary permit from the Zoning Enforcement Officer.”
    One more reviewed finding on this topic
    • Temporary only (with conditions) — Temporary use of lots of record by wheeled vehicles designed for sleeping or camping.
      “However, temporary usage of lots of record, either with or without dwellings may be permitted for wheeled vehicles designed for sleeping or camping by temporary permit from the Zoning Enforcement Officer.”
  • Camping on your landLimited

    Temporary camping or sleeping in wheeled vehicles on lots of record.

    • A temporary permit from the Zoning Enforcement Officer is required.
    • The ordinance addresses wheeled vehicles designed for sleeping or camping and does not establish a general unrestricted camping right.
    “However, temporary usage of lots of record, either with or without dwellings may be permitted for wheeled vehicles designed for sleeping or camping by temporary permit from the Zoning Enforcement Officer.”
    One more reviewed finding on this topic
    • Limited — Temporary camping by wheeled vehicles designed for sleeping or camping on lots of record.
      “However, temporary usage of lots of record, either with or without dwellings may be permitted for wheeled vehicles designed for sleeping or camping by temporary permit from the Zoning Enforcement Officer.”
  • Manufactured homesLimited

    Mobile/manufactured homes in areas subject to the Mason County Zoning Ordinance.

    • The site must be approved for potable water and sanitary facilities by the Mason County Health Department.
    • The parcel must provide required district setbacks and yards and an approved septic system and well.
    • Private-property mobile homes outside licensed and approved parks or pre-approved sites require a permit from the Zoning Enforcement Officer.
    • Private-property units must be at least 20 feet wide, at least 1,200 square feet, and no more than 15 years old as of January 1 of the application year.
    • Pre-approved mobile-home sites have separate requirements: the unit must be less than 20 years old, at least 720 square feet, and at least 12 feet wide.
    • Temporary parking permits are limited to 60 days; the unit may not be occupied as a dwelling or connected permanently to utilities or sanitation during temporary parking.

    private-site minimum width: >= 20 feet (Outside a mobile-home park and not in a pre-approved site.) · private-site minimum area: >= 1200 square feet (Outside a mobile-home park and not in a pre-approved site.) · temporary parking period: <= 60 days (A $250 deposit applies, subject to the ordinance's refund and forfeiture rules.)

    “No mobile home may be occupied as a dwelling except when such mobile home is located in a licensed and approved mobile home park or as otherwise herein provided.”
    2 more reviewed findings on this topic
    • Limited — Manufactured homes, called mobile homes in the Mason County ordinance.
      “No mobile home shall be occupied as a dwelling except when such mobile home is located in a licensed and approved mobile home park or as otherwise herein provided. [...] No mobile home may be located in areas of Mason County subject to this ordinance unless the site is approved for potable water supply and sanitary facilities by the Mason County Health Department.”
    • Limited — Mobile-home occupancy and placement in areas subject to the Mason County Zoning Ordinance.
      “No mobile home shall be occupied as a dwelling except when such mobile home is located in a licensed and approved mobile home park or as otherwise herein provided.”
  • Who permits septicCounty

    Private sewage disposal permitting and approval in Mason County.

    • The Mason County Health Department administers the county septic permit process.
    • The page states that some urban environments may ban septic construction; site-specific restrictions require confirmation with the county.
    “A septic permit is a simple bit of paperwork issued by the Mason County Health Department.”
    2 more reviewed findings on this topic
  • Septic permitRequired

    Construction of a private septic system on a specified site in Mason County.

    • An application must be completed before approval.
    • Most residents require a soil test before construction may begin.
    • Some urban environments may prohibit septic construction.
    “Citizens are required to fill out the application before being granted approval for health and safety reasons within the immediate area of construction.”
    One more reviewed finding on this topic
    • Required — Construction of a septic system on a specified site in Mason County.
      “Citizens are required to fill out the application before being granted approval for health and safety reasons within the immediate area of construction. Upon approval, most residents will require a soil test before construction may begin.”
  • Septic inspectionRequired

    Installed septic systems, including owner-installed systems.

    • The homeowner must contact the Mason County Health Department for an inspection after all components are installed.
    • Real-estate transaction inspections are handled differently: the Health Department states it no longer performs those septic inspections and directs applicants to a septic contractor.
    “Furthermore, all septic systems that are installed need to be inspected even if you are doing it yourself.”
    One more reviewed finding on this topic
    • Required — Installed septic systems in Mason County, including systems installed by homeowners.
      “Furthermore, all septic systems that are installed need to be inspected even if you are doing it yourself. After you get all the components installed contact MCHD for an inspection.”
  • Off-grid sanitationLimited

    Non-municipal sewage disposal for construction subject to the county zoning permit.

    • A proposed sewage disposal plan is required when municipal sewerage is unavailable.
    • The plan must be approved by the County Health Department and comply with applicable local, county, and state Board of Health restrictions.
    “Proposed sewage disposal plan, if municipal sewerage service is not available. This plan shall be approved by the County Health Department which shall certify in writing that satisfactory, adequate, and safe sewage disposal is possible on the site as proposed by the plan, in accordance with applicable local, county, and state Board of Health restrictions.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Private septic sanitation where municipal sewerage service is unavailable.
      “Proposed sewage disposal plan, if municipal sewerage service is not available. This plan shall be approved by the County Health Department which shall certify in writing that satisfactory, adequate, and safe sewage disposal is possible on the site as proposed by the plan, in accordance with applicable local, county, and state Board of Health restrictions.”
  • Well permitRequired

    Private well construction or land modification in Mason County.

    • The health department says a soil test may also be required before construction.
    “Prior to any form of construction or modification to your land, a well permit is required. All wells are tied into the local groundwater supply. Furthermore, a soil test may need to be conducted before actual construction may take place.”
  • Mandatory utility hookupConditional

    County zoning-permit applications where municipal sewer or municipal water is unavailable.

    • If municipal sewerage is unavailable, the application must include a proposed sewage disposal plan approved by the County Health Department.
    • If municipal water is unavailable, the application must include a proposed water supply plan approved by the County Health Department.
    • The source does not establish a universal requirement to connect to municipal utilities when available.
    “Proposed sewage disposal plan, if municipal sewerage service is not available. This plan shall be approved by the County Health Department which shall certify in writing that satisfactory, adequate, and safe sewage disposal is possible on the site as proposed by the plan, in accordance with applicable local, county, and state Board of Health restrictions.”
  • Building in a floodplainLimited

    Dwelling repairs in the Mason County flood plain when flood damage exceeds 50% of the structure's value.

    • Damage must be evaluated against 50% of pre-flood fair market value as established by the Mason County Supervisor of Assessments.
    • If damage exceeds 50%, compliance with the Flood Plain Ordinance must be determined.
    • The lowest floor must be at least one foot above base flood elevation for the cited compliance consideration.
    • A licensed professional land surveyor must conduct an elevation survey and complete the FEMA Elevation Certificate.
    • A building repair permit may issue only upon presentation of the completed Elevation Certificate if the structure complies; noncompliant structures must be brought into compliance before repairs.

    substantial-damage threshold: > 50 percent of pre-flood fair market value (The notice also states determination at or exceeding 50%.) · lowest-floor elevation: >= 1 foot above base flood elevation (As stated in the notice for the primary compliance consideration.)

    “If the damage exceeds 50%, a determination must be made as to whether the structure is in compliance with the Flood Plain Ordinance.”
  • Permit feesVariable (with conditions)

    Fees associated with county zoning and mobile-home permits.

    • The ordinance refers to fees established for permits without publishing every fee amount in the opened excerpt.
    • A temporary mobile-home parking permit requires a $250 deposit in addition to other ordinance fees.
    • The $250 deposit is refundable under stated conditions, but may be forfeited if the mobile home is not removed within the stated period.

    temporary mobile-home parking deposit: 250 USD (Refund and forfeiture rules apply; refund may be reduced by $100 if the applicant parks before issuance.)

    “Prior to the issuance of such temporary permit, the applicant shall deposit with the Zoning Enforcement Officer the sum of $250 in addition to any other fees required by this ordinance.”
    One more reviewed finding on this topic
    • Published (with conditions) — Published fees and deposits for mobile-home-park and temporary mobile-home permitting under the county zoning ordinance.
      “Prior to the issuance of such temporary permit, the applicant shall deposit with the Zoning Enforcement Officer the sum of $250 in addition to any other fees required by this ordinance.”
  • Permit processPublished (with conditions)

    County zoning/building permit applications.

    • Applications are submitted to the County Zoning Enforcement Officer on county forms.
    • The application may require applicant, owner, design professional, contractor, site, use, zoning-district, survey, driveway, highway-access, yard, sewage-disposal, and water-supply information.
    • If municipal sewer or water is unavailable, County Health Department approval and written certification are required.

    permit work-start period: 180 days (A new permit is required if work is not substantially started.)

    “Applications for a permit shall be made to the County Zoning Enforcement Officer on forms furnished by the County Zoning Enforcement Officer and shall include the following where applicable: [...] Proposed sewage disposal plan, if municipal sewerage service is not available. [...] Proposed water supply plan, if municipal water service is not available.”
    One more reviewed finding on this topic
    • Published — County zoning-permit applications.
      “Applications for a permit shall be made to the County Zoning Enforcement Officer on forms furnished by the County Zoning Enforcement Officer and shall include the following where applicable:”

Illinois rules that apply here

  • Owner-builder exemptionConditional

    Owner occupants or lessee occupants of single-family residences, and owners of single-family residences under construction for their own occupancy, performing plumbing planning, installation, alteration, or repair in Illinois.

    • The exemption is limited to plumbing work on the specified single-family residence; the cited statute does not establish a general owner-builder exemption for all construction trades or a statewide exemption from building permits.
    • The plumbing must comply with the minimum standards in the Illinois State Plumbing Code.
    • The plumbing is subject to inspection by the Illinois Department of Public Health or by the local governmental unit if it retains a licensed plumber as inspector.
    • The owner, owner occupant, or lessee occupant may not employ anyone other than a plumber licensed under the Illinois Plumbing License Law to assist.
    • An occupant must have taken possession of and be living in the premises as their bona fide sole and exclusive residence, or, for a residence under construction, expect to take possession and live there as that residence, with current intent to live there for at least 6 months after completion of the plumbing work or, for a residence under construction, at least 6 months after completion of construction.
    • Failure to possess and live in the premises as a sole and exclusive residence for 6 months or more creates a rebuttable presumption that the required intent was lacking.

    minimum occupancy period: >= 6 months (After completion of plumbing work; for a residence under construction, after completion of construction.)

    “Nothing herein contained shall prohibit the owner occupant or lessee occupant of a single family residence, or the owner of a single family residence under construction for his or her occupancy, from planning, installing, altering or repairing the plumbing system of such residence”
    2 more reviewed findings on this topic
    • Conditional — Privately funded construction in Illinois, including projects performed by an owner-builder, as to state-issued building permits, state plan review, state building-code inspections, and state occupancy permits.
      “No. If any of these are required, they would be addressed by the unit of local government.”
    • Conditional — Statewide treatment of local plumbing permits and inspections for qualifying owner occupants performing plumbing work on a single-family residence.
      “Nothing contained in this Act shall prohibit any city, town, village, township or county from providing for a Plumbing Inspector or from requiring permits for the installation and repair of plumbing and collecting a fee therefor, but a city, town, village, township, or county that requires a permit for installation and repair of plumbing may not issue that permit without verification that the applicant has a valid plumbing license or that the applicant is the owner occupant of a single family residence that is the subject of the permit.”
  • Building code adoptedPartial

    Building-code requirements statewide in Illinois, including residential and commercial construction subject to the Capital Development Board Act baseline requirements.

    • Effective 2025-01-01, Illinois requires statewide baseline building-code requirements.
    • Local governments may adopt building codes, but they are not required to adopt codes; jurisdictions that do not adopt a code are treated as non-building-code jurisdictions and must follow the applicable state-law baseline requirements.
    • For jurisdictions with adopted codes, local codes must regulate structural design at least as stringently as the applicable IRC, IBC, or IEBC baseline.
    • Commercial buildings in non-building-code jurisdictions and state-funded buildings are subject to the state-listed codes and qualified-inspection requirements.
    • Residential requirements differ depending on whether the jurisdiction has adopted a compliant building code and whether the home purchaser and builder agree to an alternative code.

    statewide baseline effective date: 2025-01-01 · local code structural minimum for residential buildings: IRC minimum structural requirements · local code structural minimum for commercial new buildings: IBC minimum structural requirements · local code structural minimum for existing commercial buildings: IEBC minimum structural requirements

    “The State of Illinois recently passed legislation (Public Act 103-0510) changing the Capital Development Board Act to require statewide building codes effective 1/1/2025. [...] Commercial buildings in jurisdictions that have not adopted a building code AND state funded buildings. [...] Starting 1/1/25 local codes must regulate the structural design in a manner that is at least as stringent as the IBC© for new buildings or IEBC© for existing buildings. [...] Residential buildings in jurisdictions that have not adopted a building code where agreed to by the home purchaser and home builder. [...] Residential buildings in jurisdictions that have adopted a building code. [...] Starting 1/1/25 local codes must regulate the structural design in a manner that is at least as stringent as the IRC©.”
    One more reviewed finding on this topic
    • Adopted — Statewide baseline building-code requirements for residential construction in Illinois, including jurisdictions with and without locally adopted building codes.
      “Please be advised that the State of Illinois recently passed legislation (Public Act 103-0510) changing the Capital Development Board Act to require statewide baseline building codes effective 1/1/2025. Locally adopted building codes must comply with the requirements of the Act.”
  • InspectionsLimited

    Privately funded construction statewide in Illinois, as to inspections performed by the State rather than by a local authority having jurisdiction.

    • The Illinois Capital Development Board does not perform building-code inspections for privately funded construction.
    • If inspections are required, they are addressed by the applicable unit of local government.
    • A local municipality or county may be a non-building-code jurisdiction, in which case applicable state baseline requirements and inspection-certification provisions may apply.
    “No. If any of these are required, they would be addressed by the unit of local government.”
    One more reviewed finding on this topic
    • Not required — Building-code-compliance inspections performed by the State of Illinois for privately funded construction.
      “No. If any of these are required, they would be addressed by the unit of local government.”
  • Certificate of occupancyLimited

    Occupancy permits or certificates for privately funded construction in Illinois.

    • The State does not issue occupancy permits for privately funded construction.
    • If an occupancy permit is required, it is addressed by the applicable unit of local government.
    “No. If any of these are required, they would be addressed by the unit of local government.”
    One more reviewed finding on this topic
    • Not required — Issuance of occupancy permits or certificates by the State of Illinois for privately funded construction.
      “No. If any of these are required, they would be addressed by the unit of local government.”
  • Driveway accessRequired

    Work within the right-of-way of an Interstate, U.S. state route, Illinois state route, or state-maintained roadway, including access-driveway requests to State highways.

    • A permit must be obtained before work begins.
    • Requirements may vary by IDOT district; the applicant must contact the district office for specific requirements.
    • IDOT's access-driveway handbook guides what is allowable for highway access requests.
    “Per 605 ILCS 5/4 209, IDOT requires a permit when working within the right-of-way of an Interstate, U.S. state route, Illinois state route, or state maintained roadway. A permit must be obtained prior to the start of any work and a copy of the approved permit must be at the worksite at all times.”
  • Short-term rentalsLimited

    Short-term rentals in Illinois where at least one room is rented for fewer than 30 consecutive days and accommodations are reserved in advance, when the hosting platform meets the statutory definition of a re-renter.

    • Beginning July 1, 2025, qualifying hosting platforms are subject to Hotel Operators’ Occupation Tax.
    • The source establishes tax and registration obligations, not statewide land-use permission; local zoning and licensing may separately apply.

    rental period: < 30 consecutive days

    “Beginning July 1, 2025, hosting platforms for short-term rentals that meet the definition of “re-renter” are subject to Hotel Operators’ Occupation Tax.”
  • Campground & park staysAllowed (with conditions)

    Overnight camping in Illinois campgrounds subject to the Campground Licensing and Recreational Area Act.

    • IDPH annually inspects and licenses campgrounds in Illinois.
    • The state campground definition includes camping and temporary parking of recreational vehicles.
    • Campgrounds within home rule units of government are exempt from the state campground licensing requirement.
    • Recreational areas without overnight camping, such as highway rest stops and picnicking areas, are subject to the rules but are not licensed or routinely inspected.

    minimum persons for statutory campground threshold: >= 10 persons · minimum camping duration for statutory campground threshold: >= 6 camping days per calendar year

    ““Camping Day” means any 24 hour period or portion thereof during which the participants remain overnight at the site.”
  • county building authorityLimited

    County building-construction and building-code regulation, including residential structures, in counties meeting the statutory population and metropolitan-area conditions.

    • The county must have a population not in excess of 1,000,000.
    • The county must be located in the area served by the Northeastern Illinois Metropolitan Area Planning Commission.
    • Rules are subject to rules or regulations adopted by the State Fire Marshal under the cited gasoline and volatile-oils statute.
    • The county must exempt municipalities located wholly or partly within the county when the municipal building code is equal to the county regulation and local authorities are enforcing that municipal code.
    • The rules apply throughout the county, but municipalities may establish higher standards.
    • The rules do not apply to construction or alteration of buildings or structures used or to be used for agricultural purposes on a tract zoned and used for agricultural purposes.
    • The county board must follow the publication and posting requirements in 55 ILCS 5/5-1063.
    • Beginning on the effective date of the amendatory Act of the 92nd General Assembly, a county adopting a new building code or amending an existing building code must provide the building-code identification to the Capital Development Board under Section 10.18 at least 30 days before adoption.
    • Violations are petty offenses, and enforcement is by an officer designated by county-board resolution.
    • The provision expressly authorizes county building-construction and building-code rules, but the opened text does not expressly use the phrase residential building permit requirement.

    population threshold: <= 1000000 persons (The county must be located in the area served by the Northeastern Illinois Metropolitan Area Planning Commission.) · pre-adoption identification period: >= 30 days (Applies to a new building code or amendment under the stated amendatory-Act provision.)

    “The county board in any county with a population not in excess of 1,000,000 located in the area served by the Northeastern Illinois Metropolitan Area Planning Commission may prescribe by resolution or ordinance reasonable rules and regulations (a) governing the construction and alteration of all buildings and structures and parts and appurtenances thereof and governing the maintenance thereof in a condition reasonably safe from the hazards of fire, explosion, collapse, contagion and the spread of infectious disease”
    One more reviewed finding on this topic
    • General — Illinois counties adopting and enforcing building codes and issuing building permits for residential construction in unincorporated areas, subject to the statewide baseline framework.
      “A municipality or county is not required to adopt building codes. If they do NOT adopt a building code then they are considered a non-building code jurisdiction and section 10.09-1 of the Capital Development Board Act (20 ILCS 3105) applies. If they do adopt a building code(s) then it must comply with section 10.18 of the Capital Development Board Act (20 ILCS 3105).”

Still unanswered

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

  • Tiny homes — Tiny-home occupancy in Mason County.
  • Accessory dwellings — Accessory-dwelling occupancy in unincorporated Mason County.
  • Agricultural exemption — Agricultural exemptions from Mason County permit or zoning requirements.

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

Living off-grid in Mason County, Illinois

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

Mason County scores 65/100 on the Bolthole Index, a strong county profile. Its strengths: sparse surroundings — about 8,400 people within a 30-minute drive and higher long-term carry cost.

Do you need a building permit in Mason County, Illinois?

Mason 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 Mason County Health Department, Environmental Health. 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 Mason County?

Living in an RV on your own land in Mason County is allowed on a temporary basis only: Wheeled vehicles designed for sleeping or camping on lots of record. Use requires a temporary permit from the Zoning Enforcement Officer. The ordinance does not establish unrestricted long-term RV residence. Confirm with the county before relying on it.

How much does land cost in Mason County, Illinois?

Land in Mason County runs about $8,722 per acre, based on the latest county data.

What is the water situation in Mason County?

Mason County gets about 38.6" of rain a year, with severe drought in roughly 4.3% of years.

How remote is Mason County?

A representative private-land location has about 8,400 people within a 30-minute drive and 1,191,343 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 Mason compares in Illinois

Compare side-by-side →See all 102 Illinois counties ranked →