Bolthole Index

Mason County, Illinois

Zoning, building permits and septic in Sherman Township, Illinois

Land in Sherman Township, Illinois (Mason County) is zoned under the Mason County zoning ordinance, not a township ordinance1. A building permit is required before construction and is applied for with the County Zoning Enforcement Officer2. Septic permits come from the Mason County Health Department3.

At a glance

Zoning
Mason County zoning ordinance applies; no separate township ordinance located1
Building permit
Required before construction; apply to the County Zoning Enforcement Officer2
Septic
Permit from the Mason County Health Department3
Well
Well permit required before construction or land modification4
RV living
Temporary use only, with a temporary permit from the Zoning Enforcement Officer5
Agricultural lot size
Three acres for a single-family dwelling6
Mobile homes
Limited; site needs health department approval7

Who to call

Zoning

Mason County Zoning / Code Enforcement

County zoning ordinance and flood ordinance; zoning and building permit applications for unincorporated Mason County, including Sherman Township

309-543-3759, option 9

County Courthouse, 125 N Plum, Havana IL 62644

Septic permits

Mason County Health Department

Septic permits and inspections, and well permits, for 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 24, 2026.

Off-grid gear

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

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Does Sherman Township, Illinois have zoning?

Yes, through the county. Sherman Township is a township, not an incorporated village, town or city, so it is not carved out of Mason County's zoning ordinance, and the county ordinance covers land in the township outside any municipality with its own zoning1. We did not locate a separate Sherman Township zoning ordinance, so the Mason County Zoning Enforcement Officer is the office to ask8.

The county ordinance sets agricultural, rural estate, residential, business, industrial, planned development and flood prone districts9. The parcel-level map is kept electronically and can be viewed in the County Clerk's office, so confirm a parcel's district before you buy10.

On an agricultural parcel, a single-family dwelling needs a minimum of three acres, must sit at least 35 feet from a public right of way and 10 feet from a lot line, and may not be within 1000 feet of an existing single-family dwelling611. On a parcel mapped single-family residential (R-1), the minimum lot is 10,000 square feet and 75 feet wide12, with a minimum dwelling of 1,150 square feet13.

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

Yes. A building permit is required before any construction on a parcel subject to the Mason County Zoning Ordinance, and Sherman Township land falls under that ordinance21. Applications go to the County Zoning Enforcement Officer on county forms14. The Zoning / Code Enforcement office at the Mason County courthouse in Havana takes these questions8.

No permit is needed for routine maintenance or repair, or for alterations to an existing building costing less than $1,0002. Work not substantially started within 180 days needs a new permit, and authorized work must be finished within 24 months2.

Illinois itself does not issue building permits for privately funded construction; any permit comes from the local unit of government15. We could not confirm whether Sherman Township or Mason County adds building-code inspections or a certificate of occupancy, or what the permit fees are, so ask the Zoning Enforcement Officer before you plan a budget.

How do septic permits work in Sherman Township?

Septic permits for Sherman Township come from the Mason County Health Department316. The department requires an application before approval, and most residents then need a soil test before construction can begin17. Every installed system must be inspected, including one you install yourself; contact the health department once the components are in18.

When a zoning permit application is filed and municipal sewer is not available, it must include a sewage disposal plan approved by the County Health Department19. Water works the same way: a well permit is required before construction or modification of your land4.

Soils matter here. Only about 4.9% of Mason County soils are rated "not limited" for a conventional drain field by USDA, so expect a site evaluation and possibly an engineered system20.

Can you live in an RV, mobile home or tiny home in Sherman Township?

RVs: the county ordinance allows only temporary use of lots of record by wheeled vehicles designed for sleeping or camping, and only with a temporary permit from the Zoning Enforcement Officer5. We found no rule that allows long-term RV living, so treat it as not permitted without that officer's written approval.

Mobile homes: a mobile home must be on a site approved for water and sanitary facilities by the Mason County Health Department, on a parcel big enough for setbacks, a septic system and a well7. In the agricultural district, one mobile home may be placed while you build a house; that permit runs one year and can be renewed at the officer's discretion7. Outside parks and pre-approved sites, a unit must be at least 20 feet wide, at least 1,200 square feet and no more than 15 years old21.

Tiny homes: we could not confirm any tiny-home rule in the ordinance. Ask the Zoning Enforcement Officer how a tiny dwelling would be classified.

Building a home in Sherman Township: the steps, in order

  1. Ask the Mason County Zoning Enforcement Officer which zoning district your parcel is in810.
  2. Call the Mason County Health Department about a septic permit and soil test, and a well permit16174.
  3. Apply for the building permit with the County Zoning Enforcement Officer, including a sewage disposal plan approved by the County Health Department14.
  4. Build within the permit's limits: start within 180 days and finish within 24 months2.
  5. Have the septic system inspected by the health department after installation18.
  6. If your driveway meets a state highway, an Illinois Department of Transportation permit is required before work in the right of way22.

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

Sherman Township does not run its own permit office that we could confirm: zoning, building permits, septic and wells all run through Mason County offices123. For land elsewhere in the county, see the Mason County page.

Check flood status first. If a flood-damaged dwelling in the county flood plain loses more than 50% of its value, compliance with the Flood Plain Ordinance must be determined before repairs23.

County-level numbers: Mason County's effective property tax rate is 2.1%24, farmland averages $8,722 per acre25, and the nearest city of 100,000 or more is about 35 miles away26.

Watch-outs

  • We could not confirm whether a Sherman Township ordinance exists on top of the county rules, so ask the Mason County Zoning Enforcement Officer before you close1.
  • The ordinance's parcel-level zoning map is viewed at the County Clerk's office, and a parcel's district changes which lot size and dwelling minimums apply10.
  • A temporary mobile-home parking permit requires a $250 deposit, which can be forfeited if the unit is not removed on time27.
  • We could not confirm building permit fees or whether building-code inspections apply beyond the zoning permit; call the Zoning Enforcement Officer8.

Sources

  1. Mason County, Illinois Zoning Ordinance (approved June 10, 1975; PDF labeled 2008) (Sherman Township), quoted and re-checked
  2. Zoning Ordinance, Mason County, Illinois, quoted and re-checked
  3. Septic Permit | Mason County Health Department, quoted and re-checked
  4. Well Permit, quoted and re-checked
  5. Mason County Zoning Ordinance, quoted and re-checked
  6. masoncountyil.gov (Sherman Township), quoted and re-checked
  7. Mason County, Illinois Zoning Ordinance (approved June 10, 1975; PDF labeled 2008) (Sherman Township), quoted and re-checked
  8. Mason County Zoning / Code Enforcement (masoncountyil.gov)
  9. Mason County, Illinois Zoning Ordinance (approved June 10, 1975; PDF labeled 2008) (Sherman Township), quoted and re-checked
  10. Mason County Zoning Ordinance, quoted and re-checked
  11. masoncountyil.gov (Sherman Township), quoted and re-checked
  12. Mason County, Illinois Zoning Ordinance (approved June 10, 1975; PDF labeled 2008) (Sherman Township), quoted and re-checked
  13. Mason County, Illinois Zoning Ordinance (approved June 10, 1975; PDF labeled 2008) (Sherman Township), quoted and re-checked
  14. Zoning Ordinance, Mason County, Illinois, quoted and re-checked
  15. Illinois Codes FAQ (Illinois statewide rule), quoted and re-checked
  16. Mason County Health Department (masoncohealth.com)
  17. Septic Permit | Mason County Health Department, quoted and re-checked
  18. FAQs - Mason County Health Department, quoted and re-checked
  19. Mason County Zoning Ordinance, quoted and re-checked
  20. 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
  21. Mason County Zoning Ordinance, quoted and re-checked
  22. Highway Permits (Illinois statewide rule), quoted and re-checked
  23. Flood Plain Notice, quoted and re-checked
  24. Effective property tax rate: Bolthole Index county data
  25. Farmland value per acre (USDA census): Bolthole Index county data
  26. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data
  27. Mason County Zoning Ordinance, quoted and re-checked

Written October 24, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Sherman Township

Rules another office applies inside Sherman Township

Sherman Township does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Local zoningPresent (with conditions)

    Land inside Sherman township, Mason County, Illinois, outside any incorporated municipality with its own zoning: the Mason County zoning ordinance (county-administered) applies. This is county zoning, not a Sherman township ordinance.

    • Sherman township is a township, not an incorporated village, town or city, so the ordinance's exclusion does not remove it from county jurisdiction.
    • The ordinance map index lists Sherman township as map no. 6.
    • The ordinance was approved June 10, 1975; the PDF is labeled 2008. Currency was not checked against the county clerk.
    • No Sherman township zoning ordinance was located (see local-zoning-township-unknown).
    “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 (with conditions)

    County zoning districts that apply in unincorporated Sherman township

    • Districts listed: A agricultural, RE rural estate, R-1 to R-4 residential, B-1 to B-3 business, M-1 to M-3 industrial, PD planned development and FP flood prone.
    • The parcel-level district assignment for Sherman township is on the county zoning map on file with the county clerk and was not reviewed.
    “for the purpose of this ordinance, the county of mason is hereby divided into the following zoning page 9 districts: a re r-1 r-2 r-3 r-4 b-1 b-2 b-3 m-1 m-2 m-3 pd fp”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Single-family dwellings in the R-1 single-family residential district of unincorporated Sherman township, where mapped

    • Applies only to parcels zoned R-1 on the county zoning map.
    • Printed in the bulk-requirements block for R-1 in section 3.5; the figure is as printed in the PDF.

    minimum total floor area: >= 1150 square feet

    “10,000 square feet 75 feet 2) 3) 2. minimum yards: front rear side 25 feet 30 feet 10% of lot width building: maximum ground coverage minimum total floor area maximum height 30% of lot area 1,150 square feet 35 feet”
  • Minimum lot sizeSpecified

    Single-family dwelling on an R-1 single-family residential parcel in unincorporated Sherman township, where mapped

    • Applies only to parcels zoned R-1 on the county zoning map.
    • The R-1 heading places this district in the urban residential districts, which the ordinance describes as areas where community sewer and water facilities are available.

    minimum lot area: >= 10000 square feet · minimum width at building line: >= 75 feet

    “10,000 square feet 75 feet 2) 3) 2. minimum yards: front rear side 25 feet 30 feet 10% of lot width building: maximum ground coverage minimum total floor area maximum height 30% of lot area 1,150 square feet 35 feet”
    One more reviewed finding on this topic
    • Specified — Single-family dwelling on an agricultural (A) district parcel in unincorporated Sherman township
      “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. no such dwelling shall be located closer than 1000 feet from any existing single family dwelling.”
  • SetbacksSpecified

    Dwellings and buildings on an agricultural (A) district parcel in unincorporated Sherman township

    • Permitted and special uses in the agricultural district must also keep the highway-type setbacks stated in the special regulations.
    • Building setbacks are twice the building's height from any private property line unless the adjacent owner agrees in writing otherwise.

    setback from public right-of-way (single-family dwelling): >= 35 feet · setback from lot line: >= 10 feet · setback from county or township road for permitted and special uses: >= 25 feet (100 feet from federal highway; 50 feet from state highway) · separation from existing single-family dwelling: >= 1000 feet

    “special regulations -- all permitted and special uses shall maintain a minimum setback of: 100 feet from federal highway 50 feet from state highway 25 feet from country or township road. building setbacks are twice the height of the structure from any private property line unless otherwise agreed to in writing by the adjacent property owner.”
    One more reviewed finding on this topic
    • Specified — Single-family dwellings on an R-1 single-family residential parcel in unincorporated Sherman township, where mapped
      “10,000 square feet 75 feet 2) 3) 2. minimum yards: front rear side 25 feet 30 feet 10% of lot width building: maximum ground coverage minimum total floor area maximum height 30% of lot area 1,150 square feet 35 feet”
  • Lot coverageSpecified

    Building ground coverage on an R-1 single-family residential parcel in unincorporated Sherman township, where mapped

    • Applies only to parcels zoned R-1 on the county zoning map.

    maximum ground coverage of building: <= 30 percent of lot area

    “10,000 square feet 75 feet 2) 3) 2. minimum yards: front rear side 25 feet 30 feet 10% of lot width building: maximum ground coverage minimum total floor area maximum height 30% of lot area 1,150 square feet 35 feet”
  • Building heightSpecified

    Buildings on an R-1 single-family residential parcel in unincorporated Sherman township, where mapped

    • Applies only to parcels zoned R-1 on the county zoning map.
    • Section 5.1 exempts certain architectural projections (spires, chimneys and similar) from district height limits.

    maximum building height: <= 35 feet

    “10,000 square feet 75 feet 2) 3) 2. minimum yards: front rear side 25 feet 30 feet 10% of lot width building: maximum ground coverage minimum total floor area maximum height 30% of lot area 1,150 square feet 35 feet”
  • Manufactured homesLimited

    Mobile home placement on a parcel in unincorporated Sherman township under the Mason County zoning ordinance

    • The site must be approved for potable water supply and sanitary facilities by the Mason County Health Department.
    • The parcel must fit the required setbacks and yards for its district plus an approved septic system and well.
    • A mobile home built before June 15, 1976 must have copper interior wiring and be approved for health, safety and appearance requirements by the Mason County Health Department and the zoning enforcement officer.
    • In the agricultural district, one mobile home may be placed on a lot while the owner builds a house, for relatives or tenants or while building; the permit runs one year, is renewable at the zoning enforcement officer's discretion, and is revoked if reasonable and diligent effort to build is not made.
    “any parcel proposed for the location of a mobile home must be of sufficient dimensions to provide for the required setbacks and yards in that zoning district and also for an approved septic system and well.”
  • Accessory dwellingsLimited

    Employee or family living quarters accessory to farm use in the agricultural district of unincorporated Sherman township

    • Quarters are limited to one individual and his or her immediate family.
    • Quarters may not be rented or otherwise used as a separate dwelling.
    • Other accessory dwelling types were not verified.
    “living quarters such as tenant house, apartment, or room for persons employed on the premises and not rented or otherwise used as a separate dwelling. such quarters to be limited for use by one individual and his or her immediate family.”
  • Who permits septicCounty (with conditions)

    Approval of sanitary facilities and septic systems for mobile home sites in unincorporated Sherman township

    • Documented only for mobile home sites in the county zoning ordinance; septic authority for other uses was not verified.
    • The Mason County Health Department is named as the approving body; its own website was not located or opened.
    • Parcel must also provide for an approved septic system and well (see manufactured-home-occupancy-limited).
    “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.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Sherman Township or Mason County directly.

  • Building permit — Building permit requirement for new construction inside Sherman township
  • Owner-builder exemption — Owner-builder exemption for building inside Sherman township
  • Building code adopted — Adoption of a building code in Sherman township
  • Inspections — Building inspections for construction inside Sherman township
  • Certificate of occupancy — Certificate of occupancy for new dwellings inside Sherman township
15 more unanswered
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Subdividing land
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees
  • Permit process

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

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

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