Bolthole Index

Wells County, Indiana

Building permits, zoning and land rules in Wells County, Indiana

47Index Score / 100
#76 of 92 in Indiana

Wells County, Indiana requires a county Improvement Location Permit for construction outside Markle; projects in Bluffton also require a City of Bluffton Building Permit for specified construction work1. The Wells County Area Plan Commission administers county zoning, while the Wells County Health Department handles septic permits for residential and commercial onsite sewage systems throughout the county23. Obtain the septic permit before the county Improvement Location Permit4.

At a glance

Building permit
County Improvement Location Permit outside Markle; Bluffton adds a city building permit1
Zoning
Area Plan Commission administers county zoning, subject to jurisdictional exceptions2
Septic permit
County Health Department permit and inspections required35
Permit fees
$40 under 500 square feet; $60 over 500 square feet67
Owner-builder
No Wells County exemption could be confirmed; ask the Area Plan Commission8
RV living
Outside a park: up to 90 consecutive days unincorporated or 30 incorporated9
Manufactured homes
District and type standards apply; Type III covers qualifying homes of 950 square feet or less10

Who to call

Building permits

Wells County Area Plan Commission

Improvement Location Permits and site inspections for permits issued through the office

(260) 824-6407

wcapc@wellscounty.org

223 W Washington St Room 211 Bluffton, IN 46714

Zoning

Wells County Area Plan Commission

Zoning, subdivision review, zoning maps, and Board of Zoning Appeals matters

(260) 824-6407

wcapc@wellscounty.org

223 W Washington St Room 211 Bluffton, IN 46714

Floodplain permits

Wells County Area Plan Commission (Floodplain Administrator)

County floodplain administration and local flood-zone questions

(260) 824-6407

wcapc@wellscounty.org

223 W Washington St Room 211 Bluffton, IN 46714

Septic permits

Wells County Health Department, Environmental Health

Residential on-site sewage system permits, reviews, and inspections

260-824-6491

223 W. Washington Street Bluffton, IN 46714

Roads & driveways

Wells County Highway Department

Driveway access applications for county roads

(260) 824-6430

highway@wellscounty.org

828 E. 200 S. Bluffton, IN 46714

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

Off-grid gear

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

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in Wells County, Indiana?

Yes, but name the approvals separately. Wells County requires an Improvement Location Permit for construction outside Markle's corporate limits; within Bluffton, structural, electrical, plumbing, HVAC, and demolition work also requires a City of Bluffton Building Permit1. The county ordinance exempts specified work, including qualifying maintenance and residential driveways, from the Improvement Location Permit11. The recorded owner or the owner's contractor applies with a scaled plot plan showing the property, access, uses, and existing and proposed structures12. Every Area Plan Commission petition or permit receives at least one site inspection before approval, but the available rule does not establish a complete building-code inspection schedule13. Indiana's statewide residential code applies to covered one- and two-family construction, separately from county zoning approval14.

Who issues Wells County building permits, and how do you reach them?

The Wells County Area Plan Commission issues the county Improvement Location Permit and handles zoning, subdivision review, and parcel-specific development questions1516. Visit 223 W Washington St Room 211 in Bluffton, call (260) 824-6407, or email wcapc@wellscounty.org15. Bluffton administers its separate City Building Permit, but septic authority does not move to the city: the Wells County Health Department handles septic permits for residential and commercial onsite systems countywide13. The county Improvement Location Permit application requires a scaled plot plan, and the septic permit must be presented first when onsite sewage is needed12. Published county Improvement Location Permit fees are $40 per item at 500 square feet or less and $60 per item above 500 square feet1.

Does Wells County have zoning?

Yes. The Wells County Area Plan Commission administers and enforces county zoning, subject to the ordinance's jurisdictional exceptions and incorporated-area arrangements2. The ordinance covers Wells County's incorporated cities and towns except Markle and also includes Zanesville Town limits in Allen County17. The zoning map is available through county GIS, and district-specific use and dimensional standards apply18. Ask the Area Plan Commission to identify the parcel's district before designing a project. In A-1, A-R, S-1, and C-1 districts, the stated minimum lot size is two acres unless an approved sewer or qualifying longer-life onsite system supports the exception19. Setbacks and height limits also vary by district2021. Municipal building-permit administration does not replace the county Health Department's septic permitting role3.

How do septic permits work in Wells County?

The Wells County Health Department licenses and inspects residential and commercial onsite sewage systems, investigates illegal discharges, and reviews new systems throughout Wells County3. Obtain the county septic permit before construction or remodeling begins and before the Area Plan Commission issues an Improvement Location Permit4. Notify the Health Department when the system is ready for inspection, and request the final inspection before treating the installation as complete5. A dwelling that cannot connect to sanitary sewer must use an approved residential onsite sewage system; temporary holding tanks and alternative technologies need the specified written approval22. Site feasibility deserves early attention because 0% of Wells County's mapped soils rate as free of severe limitations for a conventional septic drain field23.

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

An RV-style tiny home used as a residence in unincorporated Wells County follows the RV rule: outside an RV park, occupancy is limited to 90 consecutive days24. The Board of Zoning Appeals may grant a special exception for up to one year while the owner constructs, remodels, or rebuilds a principal dwelling, with no more than one extension24. Wells County has no general tiny-home classification confirmed for every design, so ask the Area Plan Commission how the proposed unit will be treated. A qualifying factory-built tiny home may fall under Type III manufactured-home rules, including a maximum of 950 square feet, district permission, required permits, support and skirting, anchoring, and utility standards10. Other manufactured-home types follow separate standards25.

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

  1. Ask the Area Plan Commission to verify the zoning district, lot size, setbacks, height limit, and proposed use18192021.
  1. If onsite sewage is needed, obtain the Wells County Health Department septic permit before the Improvement Location Permit4.
  1. Submit the county Improvement Location Permit application with the required scaled plot plan; in Bluffton, also obtain the applicable City Building Permit121.
  1. Submit a Driveway Cut Application before installing a driveway from a county road; use the INDOT permit system for a state-highway connection2627.
  1. Complete the septic inspections and Area Plan Commission site inspection513.
  1. Obtain a Floodplain Development Permit before development in a special flood-hazard area28.

What should you check before buying land in Wells County?

Confirm zoning and subdivision status first because new lots, combines, additions, and major or minor subdivisions are reviewed by the Area Plan Commission or Plat Committee16. Check septic feasibility before choosing a house site: 0% of mapped soils rate as free of severe limits for a conventional drain field23. Ask the Health Department about private-well permitting because we could not confirm a Wells County requirement. A driveway from a county road requires a Driveway Cut Application even when the driveway itself is exempt from the Improvement Location Permit26. A Floodplain Development Permit is required before development begins in a special flood-hazard area28. The effective property-tax rate is about 0.5%, and the median annual bill is about $9202930.

Watch-outs

  • Markle's corporate limits are excluded from the county Improvement Location Permit requirement, while specified work in Bluffton requires a City of Bluffton Building Permit in addition to most county Improvement Location Permits1.
  • Obtain the Wells County septic permit before applying for the Improvement Location Permit, then notify the Health Department before components are installed and ready for inspection45.
  • An RV-style tiny home that is not fully licensed and highway-ready or exceeds the allowed occupancy period may be treated as a Type III manufactured home24.

Sources

  1. County Forms - Wells County Indiana, quoted and re-checked
  2. Area Planning Commission - Wells County Indiana, quoted and re-checked
  3. Septic Division - Health Dept - Wells County Indiana, quoted and re-checked
  4. Septic Division - Health Dept - Wells County Indiana, quoted and re-checked
  5. Septic Division - Health Dept - Wells County Indiana, quoted and re-checked
  6. Wells County Area Plan Commission Fee Schedule, quoted and re-checked
  7. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  8. (2026 county census)
  9. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  10. Wells County Zoning Ordinance, Subdivision Control Ordinance, and Flood Damage Prevention Ordinance, quoted and re-checked
  11. County Forms - Wells County Indiana, quoted and re-checked
  12. Area Planning Commission - Wells County Indiana, quoted and re-checked
  13. Area Planning Commission - Wells County Indiana, quoted and re-checked
  14. DHS: Rules of the Indiana Fire Prevention and Building Safety Commission, quoted and re-checked
  15. Wells County Area Plan Commission (wellscounty.org)
  16. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  17. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  18. Area Planning Commission - Wells County Indiana, quoted and re-checked
  19. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  20. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  21. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  22. 410 IAC 6-8.3 Residential Onsite Sewage Systems, quoted and re-checked
  23. 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
  24. Wells County Zoning, Subdivision Control, and Flood Damage Prevention Ordinances, quoted and re-checked
  25. Wells County Area Plan Commission Ordinance, effective April 14, 2026, quoted and re-checked
  26. County Forms - Wells County Indiana, quoted and re-checked
  27. INDOT Driveway Permit Guide 2024 (Indiana statewide rule), quoted and re-checked
  28. Area Planning Commission - Wells County Indiana, quoted and re-checked
  29. Effective property tax rate: Bolthole Index county data
  30. 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.

Found land here? Start a Property Hunt →

Compared with neighboring counties

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

RuleWells CountyAdams CountyHuntington CountyAllen CountyBlackford CountyJay CountyWhitley County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Health Dept.County Health Dept.County Health Dept.County Dept. of HealthCounty Board of HealthCounty Health Dept.Not published

County locator

Wells County in Indiana

47
County map
Wells County highlighted among the Indiana counties · colored by Index score

How Wells County scores

Seclusion28100% ev.
Self-Sufficiency30100% ev.
Admin Boringness4190% ev.
Durability80100% ev.
Property Autonomy71100% ev.
Carry Cost69100% 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 →

$255kTypical home
0.5%Property tax
$10,111Land / acre
40.5"Annual rain
2.1% of yrsSevere drought
4.3 / yr (+4.3)Mid-century 100°F days
12 daysMid-century dry spell
1.61" (+7.4%)Mid-century 1-day rain
1.76×Wildfire change factor
100%Forward climate coverage
$1,347Home insurance / yr
0.6% / yrInsurance growth
0.73%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
49,478People within 30 min
4,489,921People within 2 hr
56,177Radius comparison (15 mi)
77.6People / sq mi
0%Federal land
99.8%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
7.5%Wooded land
62.7 tonsBiomass / forest ac
51°FAvg temp

Scout Wells County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Wells County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Cities and towns in Wells 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: Chester Township · Harrison Township · Jackson Township · Jefferson Township · Lancaster Township · Liberty Township · Nottingham Township · Town of Ossian · Town of Poneto · Rockcreek Township · Union Township · Town of Uniondale · Town of Vera Cruz · Town of Zanesville

Answers from the rulebook for Wells County

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

Wells County rules

  • Building permitRequired

    Construction projects in Wells County, including new construction and construction within the City of Bluffton subject to its separate building permit requirements.

    • The county Improvement Location Permit requirement has an exception for the corporate limits of Markle, Indiana.
    • Within Bluffton, structural, electrical, plumbing, HVAC, and demolition projects require a City of Bluffton Building Permit in addition to most Wells County Improvement Location Permits.

    Improvement Location Permit fee: 40 USD (general permit for 500 square feet or less) · Improvement Location Permit fee: 60 USD (general permit greater than 500 square feet)

    “required for any construction project within Wells County”
    2 more reviewed findings on this topic
    • Required — Construction projects in Wells County, except within the corporate limits of Markle, Indiana; the county permit is an Improvement Location Permit.
      “A Wells County Improvement Location Permit is required for any construction project within Wells County except for within the corporate limits of Markle, Indiana.”
    • Required — Construction projects requiring a Wells County Improvement Location Permit.
      “is required for any construction project”
  • InspectionsLimited

    Petitions and permits granted through the Wells County Area Plan Commission.

    • At least one site inspection is required before approval of a petition or permit granted through the Area Plan Commission Office.
    • This source does not establish a universal inspection schedule for every construction type.
    “Any petition or permit granted through the Wells County Area Plan Commission Office is subject to at least one site inspection before it will be approved.”
    2 more reviewed findings on this topic
    • Required — Petitions or permits granted through the Wells County Area Plan Commission.
      “Any petition or permit granted through the Wells County Area Plan Commission Office is subject to at least one site inspection before it will be approved.”
    • Required — County APC petitions and permits.
      “Any petition or permit granted through the Wells County Area Plan Commission Office is subject to at least one site inspection before it will be approved.”
  • Certificate of occupancyLimited

    County building-department functions described in the official Wells County Building Inspector recruitment document.

    • The document says certificates of occupancy are issued as needed; it does not establish that one is required for every project.
    “Issues certificates of occupancy, as needed.”
  • County-wide zoningPresent (with conditions)

    Wells County zoning regulation administered through the Wells County Area Plan Commission, subject to the ordinance's jurisdictional exceptions and incorporated-area arrangements.

    • The county page states that the Area Plan Commission administers and enforces the Wells County Zoning Ordinance.
    • Incorporated municipalities may have additional or separate building-permit administration.
    • The current ordinance is identified on the county page as effective April 14, 2026.
    “Enforce the regulations set forth by the Wells County Zoning Ordinance.”
    One more reviewed finding on this topic
    • Present (with conditions) — Wells County zoning ordinance jurisdiction, including incorporated cities and towns except Markle Town limits and including Zanesville Town limits in Allen County.
      “1-05 JURISDICTION AREA: The Jurisdiction of this Zoning Ordinance shall include Wells County and its incorporated Cities and Towns, exclude Markle Town limits in Wells County, and include Zanesville Town limits in Allen County.”
  • Zoning districtsPublished (with conditions)

    Wells County zoning districts and zoning map.

    • The zoning map is maintained and available at the Area Plan Commission Office.
    • The county website directs users to the Wells County GIS website for zoning maps.
    • District-specific dimensional and use standards apply.
    “Ordinance Zoning Ordinance Effective April 14, 2026. (Area Plan Commission Board Member Establishing Ordinance, Wells County Zoning Ordinance, Wells County Subdivision Control Ordinance, and Wells County Flood Damage Prevention Ordinance) [...] Zoning Map Zoning maps are available on the Wells County GIS website.”
    2 more reviewed findings on this topic
  • Minimum dwelling sizeSpecified

    Type I and Type II manufactured homes under the Wells County Zoning Ordinance.

    • The ordinance separately classifies Type III manufactured homes as having equal to or less than 950 square feet of living space.
    • Additional district use permissions and exterior-appearance standards apply.

    Type I minimum living space: > 950 square feet · Type II minimum living space: > 950 square feet

    “Shall have more than nine hundred fifty (950) square feet of Living Space in a single or Expando Unit;”
  • Minimum lot sizeSpecified

    Zoning districts and minor-subdivision lots governed by the Wells County Zoning and Subdivision Control Ordinances.

    • In A-1, A-R, S-1, and C-1 districts, the minimum lot size is two acres or one-half acre where written proof and proper approvals establish qualifying public sewer or an alternative on-site sewage system.
    • The ordinance table contains district-specific exceptions and N/A entries.

    minimum lot size in A-1, A-R, S-1, and C-1 districts: 2 or 0.5 acres (0.5 acres requires written proof and proper approvals for qualifying sewer or on-site sewage disposal.)

    “In the A-1, A-R, S-1, and C-1 Zoning Districts the minimum Lot Size shall be two (2) acres except if there is written proof and proper approvals stating that the property can utilize public sewer or an onsite sewage disposal system that does not take up as much space and has a significantly longer life span than a traditional system.”
  • SetbacksSpecified

    New structures and additions to pre-existing structures in Wells County zoning districts.

    • Setbacks are measured from the nearest property line or public right-of-way to the foundation when the overhang does not project more than two feet.
    • Road right-of-way dimensions vary by roadway classification.
    • The ordinance contains district-specific table values and exceptions.
    “Setbacks and Height restrictions for new Structures or additions to pre-existing structures shall be as follows for the Zoning Districts designated in this Zoning Ordinance. Except as stated elsewhere in this Zoning Ordinance.”
  • Building heightSpecified

    New structures and additions in Wells County zoning districts.

    • Height is measured as defined in the ordinance.
    • Structures may not exceed the maximum height for the applicable zoning type, except for listed exceptions such as WECS projects, WECS testing facilities, and communication towers.
    • No structure may be erected within a district where its height would place it in proximity to commercial power transmission lines.
    “No Structure except WECS Projects, WECS Testing Facilities, and Communication Towers shall be erected above the maximum Height requirement for each Zoning type described in this Zoning Ordinance.”
  • Living in an RVLimited

    Residential occupancy of recreational vehicles in Wells County zoning jurisdiction.

    • Within a recreational vehicle park, occupancy may not exceed eight months in a calendar year.
    • The Board of Zoning Appeals may designate a portion of a recreational vehicle park for extended stays for one year, with one one-year extension.
    • The extended-stay portion must be separated by 300 feet from a zoning district that does not permit a recreational vehicle park.
    • Outside a recreational vehicle park, occupancy is limited to 30 consecutive days in an incorporated area and 90 consecutive days in an unincorporated area.
    • A special exception may allow up to one year when constructing, remodeling, or rebuilding a principal dwelling, with no more than one extension.
    • An RV may be treated as a Type III Manufactured Home if it is not fully licensed and highway-ready or violates the period restrictions.

    RV park maximum occupancy: 8 months per calendar year (subject to Board of Zoning Appeals special exception) · RV occupancy outside park, incorporated area: 30 consecutive days (subject to special exception) · RV occupancy outside park, unincorporated area: 90 consecutive days (subject to special exception) · extended-stay separation: >= 300 feet (from a zoning district that does not permit a recreational vehicle park)

    “Outside of a Recreational Vehicle Park: An RV may occupy the same Parcel for residential purposes outside of a Recreational Vehicle Park for a period not exceeding thirty (30) consecutive days in an incorporated area or ninety (90) consecutive days in an unincorporated area, except as follows:”
    One more reviewed finding on this topic
    • Limited — Residential occupancy of recreational vehicles in Wells County.
      “Outside of a Recreational Vehicle Park: An RV may occupy the same Parcel for residential purposes outside of a Recreational Vehicle Park for a period not exceeding thirty (30) consecutive days in an incorporated area or ninety (90) consecutive days in an unincorporated area, except as follows:”
  • Tiny homesLimited

    A non-RV small dwelling that qualifies as a Wells County Type III Manufactured Home and is placed as a permanent residence in a zoning district where that use is permitted.

    • The ordinance does not expressly define or regulate a general category called tiny home.
    • A Manufactured Home must be factory-built, be a single-family dwelling, conform to the federal HUD Code rather than local building codes, and be built on a non-removable steel chassis.
    • The ordinance's manufactured-home definition includes structures that are transportable in one or more sections, are at least 320 square feet when erected on site, are built on a permanent chassis, and are designed for dwelling use when connected to required utilities; self-propelled recreational vehicles are excluded.
    • A Type III Manufactured Home must have equal to or less than 950 square feet of living space, photographs must be made available to Plan Commission Staff before moving it onto the site, it must be placed on a support system and enclosed with foundation siding/skirting, anchored according to the manufacturer's specifications or ANSI/NFPA Installation Standards, and connected to utilities according to the manufacturer's specifications or ANSI/NFPA Installation Standards.
    • An individual Manufactured Home may be approved only in a zoning district where the use is permitted in the Schedule of Uses, must meet the applicable exterior-appearance standards and residential-use requirements of that district, and must secure all required permits and conform to the Comprehensive Plan and other applicable ordinances.
    • The ordinance jurisdiction includes Wells County and its incorporated cities and towns, excludes Markle Town limits in Wells County, and includes Zanesville Town limits in Allen County; incorporated-area rules may therefore require separate verification.

    Type III manufactured-home living space: <= 950 square feet maximum · manufactured-home minimum size when erected on site: >= 320 square feet (The ordinance also recognizes a manufacturer certification exception to the size requirements.)

    “(3) TYPE III MANUFACTURED HOME: (A) Shall have equal to or less than nine hundred and fifty (950) square feet of Living Space; [...] The establishment, location, and Use of an individual Manufactured Home as a permanent residence may be approved in a Zoning District where such Use is permitted in the Schedule of Uses, as outlined in Table 13-05.”
    One more reviewed finding on this topic
    • Limited — Residential occupancy of an RV-style tiny home in an unincorporated area of Wells County, when the unit is regulated as a recreational vehicle under Article 11-14 of the Wells County Zoning Ordinance.
      “(2) Outside of a Recreational Vehicle Park: An RV may occupy the same Parcel for residential purposes outside of a Recreational Vehicle Park for a period not exceeding thirty (30) consecutive days in an incorporated area or ninety (90) consecutive days in an unincorporated area, except as follows: (A) Special Exception: The Owner of a given property may obtain a Special Exception for up to one (1) year by the Board of Zoning Appeals if said Owner intends to construct a new principal dwelling on the Lot, remodel, or rebuild a pre-existing principal dwelling on the Lot. The Owner may apply for no more than one (1) extension for the one (1) year maximum time limit.”
  • Manufactured homesAllowed (with conditions)

    Manufactured homes subject to Wells County zoning standards.

    • Type I manufactured homes must have more than 950 square feet of living space in a double-section unit.
    • Photographs must be made available to Plan Commission staff before placement.
    • The home must be placed on a permanent foundation and anchored according to the ordinance.
    • Other manufactured-home types have separate standards.

    Type I minimum living space: > 950 square feet (double-section unit)

    “more than nine hundred and fifty (950) square feet”
    One more reviewed finding on this topic
  • Accessory dwellingsLimited

    Accessory dwellings on parcels with a pre-existing residential dwelling.

    • The ordinance defines an accessory dwelling as a residential dwelling on property with a pre-existing residential dwelling, located in a pre-existing or newly constructed accessory structure.
    • Only one accessory dwelling is allowed per parcel under the definition; use remains subject to applicable zoning district rules and approvals.

    accessory dwellings per parcel: 1 dwelling

    “There shall only be one (1) Accessory Dwelling per Parcel.”
    2 more reviewed findings on this topic
    • Limited — An accessory dwelling created by placing a manufactured home on the same parcel as an existing dwelling in A-1 or A-R zoning districts.
      “In the A-1 and A-R Zoning Districts, a Manufactured Home may occupy the same property as an existing dwelling as an Accessory Dwelling with said Special Exception approval.”
    • Allowed (with conditions) — Accessory dwellings created from existing dwellings under Wells County zoning.
      “existing dwelling as an Accessory Dwelling with said Special Exception approval. All previous Special Exceptions for temporary Manufactured Homes approved by the Board of Zoning Appeals shall be considered approved Accessory Dwellings and are no longer required to follow previous removal timelines.”
  • Who permits septicCounty (with conditions)

    Residential and commercial on-site sewage systems in Wells County.

    • The Wells County Health Department Septic Division licenses, inspects, investigates illegal discharges, and reviews new systems.
    • State rules also govern residential on-site sewage systems.
    “responsible for licensing and inspecting residential and commercial on-site sewage disposal systems”
    One more reviewed finding on this topic
    • County (with conditions) — Residential and commercial on-site sewage disposal systems in Wells County.
      “responsible for licensing and inspecting residential and commercial on-site sewage disposal systems”
  • Septic permitRequired

    New homes, remodeling, and repairs involving on-site septic systems in Wells County.

    • The permit must be obtained before construction or remodeling begins.
    • The permit must be obtained before the Area Planning Commission issues a permit to build.
    “A septic permit must be obtained before construction or remodeling begins”
  • Septic inspectionRequired

    Residential and commercial on-site sewage disposal systems and permitted residential septic installations.

    • The Health Department must be notified when the system is ready for inspection.
    • The permittee or owner is responsible for requesting final inspection.
    • The system is not complete for permit purposes until installation is satisfactorily completed.
    “shall notify the health department when the work is ready for final inspection”
  • Subdividing landRegulated (with conditions)

    Major and minor subdivisions, combines, additions, public ways, and related land divisions in Wells County.

    • Major subdivisions must be permitted in the zoning districts prescribed by the Zoning Ordinance.
    • Major-subdivision approval requires compliance with the listed common standards, including comprehensive-plan conformity and public-health, welfare, and safety requirements.
    • Minor subdivisions cannot divide ponds, structures, septic systems, or wells.
    “A Major Subdivision is defined as a division of property on a new Public Way, or that does not meet the standards for a Minor Subdivision.”
  • Driveway accessRequired

    Driveways installed off a Wells County road.

    • A Driveway Cut Application is required for any type of drive installed off a county road.
    • A residential driveway may not require an Improvement Location Permit under the zoning ordinance, but county-road access approval remains separately required.
    “Driveway Cut Application (Required for any type of drive installed off a county road)”
    One more reviewed finding on this topic
  • Building in a floodplainLimited

    Development subject to floodplain regulation in Wells County.

    • The Area Plan Commission administers the floodplain ordinance adopted from the State of Indiana.
    • Official maps identify 100-year flood, 500-year flood, and no-special-flood-hazard areas.
    • The reviewed source did not establish the complete permit threshold or technical standards.
    “administering the floodplain ordinance adopted from the State of Indiana”
    2 more reviewed findings on this topic
    • Limited — Development and substantial improvements in mapped flood-hazard areas in Wells County.
      “In Zone A and Zone AE, new construction, or substantial improvement of any commercial, industrial, or non-residential structure (excludes accessory structures) shall either have the lowest floor, including the basement, and, elevated to or above the FPG or be floodproofed to or above the FPG.”
    • Required — Development in Wells County flood hazard areas.
      “A Floodplain Development Permit shall be required in conformance with the provisions of this ordinance before the commencement of any development activities in areas of special flood hazard.”
  • Permit feesPublished (with conditions)

    Wells County Area Plan Commission petitions and improvement location permits.

    • Fee schedule effective March 11, 2024.
    • Improvement Location Permit under 500 square feet: $40 per item.
    • Improvement Location Permit over 500 square feet: $60 per item.
    • Violation resolution fee: two times the permit or petition fee.

    improvement location permit under 500 square feet: 40 USD per item · improvement location permit over 500 square feet: 60 USD per item · violation resolution fee: 2 x permit or petition fee

    “Improvement Location Permit (permit under 500 square feet) $40.00 per item [...] Improvement Location Permit (permit over 500 square feet) $60.00 per item.”
    One more reviewed finding on this topic
  • Permit processPublished (with conditions)

    Wells County improvement-location and septic permit processes.

    • The county provides online permitting for the Wells County Improvement Location Permit.
    • For Bluffton, the county page identifies a second city building-permit step.
    • Septic permitting requires site evaluation, soil information, application review, installation notification, and final inspection.
    “Wells County Improvement Location Permit”

Indiana rules that apply here

  • Building code adoptedAdopted (with conditions)

    Building-code requirements applicable statewide, including construction in Wells County, for structures covered by the Indiana residential-code rules.

    • 675 IAC 14-4.4 is the 2020 Indiana Residential Code and is currently in effect.
    • The adopted model code is the 2018 International Residential Code for One- and Two-Family Dwellings, First Printing, with Indiana amendments.
    • The rule page states an effective date of December 26, 2019.
    • The state code applies according to structure classification and other applicable Indiana rules; the Wells County zoning ordinance and improvement-location-permit requirements remain separate land-use requirements.

    Indiana residential code: 2020 Indiana Residential Code · model code edition: 2018 International Residential Code for One- and Two-Family Dwellings, First Printing (With Indiana amendments) · effective date: 2019-12-26

    “675 IAC 14-4.4 | 2020 Indiana Residential Code Free access (model code with incorporated amendments) | 2018 International Residential Code for One- and Two-Family Dwellings, First Printing | Currently in Effect Effective: 12/26/2019”
    4 more reviewed findings on this topic
    • Adopted (with conditions) — One- and two-family residential construction in Wells County under Indiana's statewide residential building-code regime.
      “675 IAC 14-4.4 | 2020 Indiana Residential Code Free access (model code with incorporated amendments) | 2018 International Residential Code for One- and Two-Family Dwellings, First Printing | Currently in Effect Effective: 12/26/2019”
    • Adopted — One- and two-family residential construction in Wells County, under Indiana's statewide residential building-code framework.
      “675 IAC 14-4.4 | 2020 Indiana Residential Code Free access (model code with incorporated amendments) | 2018 International Residential Code for One- and Two-Family Dwellings, First Printing | Currently in Effect Effective: 12/26/2019”
    • Adopted (with conditions) — Statewide Indiana construction subject to the Indiana Fire Prevention and Building Safety Commission's adopted building codes, including the Indiana Building Code and Indiana Residential Code.
      “The Fire Prevention and Building Safety Commission creates Indiana codes by adopting model codes and amending them to apply in Indiana.”
    • Adopted — Indiana's state-adopted building and fire-safety codes, including compliance requirements applicable through local units of government.
      “Each unit shall require compliance with the code of building laws and fire safety laws that is adopted in the rules of the fire prevention [...]”
  • Off-grid sanitationLimited

    Residential sanitation in Indiana where a dwelling is not connected, or cannot be connected, to a sanitary sewerage system.

    • The dwelling must be provided with a compliant residential on-site sewage system including a septic tank and a soil absorption system that has not failed.
    • A temporary sewage holding tank is subject to written Indiana Department of Health approval, with specified exceptions for failed systems, soil conditions after a construction permit, and certain district, utility, or municipal sewage plans.
    • A holding tank operated as a primary residential disposal method for a sewer connection plan is limited to not more than one year unless the period is extended upon documentation of satisfactory operation.
    • Drywells and cesspools are not allowed for construction or use as on-site sewage treatment in Indiana.

    holding-tank sewer-connection period: <= 1 year (may be extended upon documentation of satisfactory operation)

    “septic tank and a soil absorption system”
    One more reviewed finding on this topic
  • Well permitLimited

    Construction of residential water-supply wells and installation of well pumps in Indiana.

    • Indiana Department of Health standards state that several local health departments require a permit before residential water-supply well construction or well-pump installation.
    • The cited statewide source does not identify which local health departments require permits; local requirements must therefore be checked for the specific property.
    • Water-well drillers must be licensed by the Indiana Department of Natural Resources.
    “Several local health departments now require that a permit be obtained before construction of a residential water supply well or installation of a well pump.”
  • Mandatory utility hookupSewer (with conditions)

    Residential dwellings and residential outbuildings governed by Indiana's residential on-site sewage systems rule when the existing residential on-site sewage system has failed.

    • A local health officer may require the direct sanitary-sewer connection; the rule does not make the connection automatic.
    • The sanitary sewer must be available within three hundred (300) feet of the affected property line.
    • The sanitary sewer must be available for connection at a construction cost and connection fee estimated not to exceed one hundred fifty percent (150%) of the estimated cost of installing an on-site sewage system serving the residence or residential outbuilding.
    • The rule is administered by local boards of health through their health officer and authorized representatives.
    • The cited rule identifies filing and readoption dates, but does not state an effective date in the cited passage.

    maximum sewer distance: <= 300 feet (Available from the affected property line.) · maximum connection cost and connection fee: <= 150 percent of estimated on-site sewage system installation cost (Applies when the residential on-site sewage system has failed.)

    “(b) In the event of a residential on-site sewage system failure the local health officer may require the residence and/or the residential outbuilding to make a direct connection to a sanitary sewer, if the sanitary sewer is available within three hundred (300) feet of the affected property line and is available for connection at a construction cost and connection fee estimated not to exceed one hundred fifty percent (150%) of the cost estimated for installing an on-site sewage system to serve the residence or residential outbuilding.”
  • Agricultural exemptionConditional

    Indiana agricultural buildings or structures evaluated for the Class 1 structure agricultural-purpose exemption.

    • The structure must be used for an agricultural purpose, generally related to cultivation of soil, production of crops, or raising livestock.
    • The structure may not be used for another purpose such as a restaurant or event center.
    • The structure must be located on the land where the agricultural operation is located; this is the “farm rule.”
    • The structure may not be used for retail trade.
    • A stand used for retail sales of farm produce must not operate for more than 8 consecutive months in a calendar year.
    • If any stated condition fails, the agricultural exemption does not apply.

    maximum consecutive months for farm-produce retail stand: <= 8 months (Retail trade in a structure that is not a stand disqualifies the exemption regardless of duration.)

    “If no, the agricultural exemption applies, and the building or structure is not a Class 1 structure”
    One more reviewed finding on this topic
    • Available (with conditions) — Buildings used only for an agricultural purpose on the land where they are located and not used for retail trade, for purposes of Indiana state Class 1 construction-design-release requirements.
      “Buildings used only for an agricultural purpose on the land where they are located and not used for retail trade are not Class 1 structures.”
  • Campground & park staysLimited

    Occupancy of manufactured homes as principal residences in Indiana mobile home communities and related state health-regulated settings.

    • The state statute recognizes mobile homes and manufactured homes as suitable and necessary dwelling units in Indiana.
    • A mobile home community is generally land with at least five mobile homes or manufactured homes occupied as principal residences, subject to the statutory definition and included parcel configurations.
    • County and municipal authorities retain jurisdiction regarding zoning and building codes and ordinances pertaining to mobile home communities.
    • A mobile home community may not be operated without a license from the state department.
    • Occupied homes in a mobile home community must be connected to the community sewerage system at all times.
    • Each residential shelter in a mobile home community must have toilet, sink, and bath or shower facilities and be connected to water supply and sewer service before occupancy.
    • Mobile home community sites must meet and receive approval under local zoning requirements before construction begins.

    mobile homes or manufactured homes for statutory mobile home community definition: >= 5 homes (The statute also includes certain parcels with fewer units when specified shared-road, water, or sewer/septic conditions apply.) · mobile home community license duration: 4 years (The license expires at midnight on December 31.) · public water system distance threshold: > 2000 feet (A mobile home community is not required to use a public water system if the system is more than 2,000 feet away.)

    “Every shelter occupied as a residence in a mobile home community, whether mobile or permanent, shall be: 1. equipped with toilet, sink, and bath or shower facilities; and 2. Connected to the water supply and sewer service; before occupancy.”
    3 more reviewed findings on this topic
    • Limited — Recreational vehicle occupancy at a regulated Indiana campground campsite, rather than residential occupancy on an individually deeded lot or other land outside the rule's campground definition.
      “No more than one (1) recreational vehicle or one (1) vacation mobile home”
    • Limited — Temporary campgrounds operated in Indiana.
      “not more than ten (10) consecutive days per event”
    • Limited — Occupancy of manufactured homes in Indiana, especially occupancy in mobile home communities subject to state health and sanitation standards and local zoning and building-code authority.
      “Mobile home community sites shall: 1. meet all requirements of the local zoning commission; and 2. be approved by the commission; before construction begins. (c) Every shelter occupied as a residence in a mobile home community, whether mobile or permanent, shall be: 1. equipped with toilet, sink, and bath or shower facilities; and 2. Connected to the water supply and sewer service; before occupancy.”
  • county building authorityGeneral

    Indiana counties' authority to adopt and enforce administrative building-code provisions, including building-permit or plan-review requirements, for residential construction in their jurisdiction, including Class 2 one- and two-dwelling-unit structures.

    • A county's substantive building and fire-safety provisions outside mere incorporation of Fire Prevention and Building Safety Commission rules are described by IDHS as unenforceable and may not be adopted; modification of Commission standards may occur only through Commission rulemaking.
    • The State's county-or-municipality model ordinance excludes industrialized building systems and mobile structures certified under IC 22-15-4.
    • The model ordinance states that it is not applicable to regulated amusement devices, regulated boilers, regulated pressure vessels, or regulated lifting devices.
    • The model ordinance conditions permit issuance on a complete application, any applicable fee, conformity with applicable building and fire-safety laws, and no violation of other applicable ordinances or laws.
    “HEA 1575 did not eliminate the authority of local jurisdictions to adopt and enforce administrative provisions in building and fire safety ordinances”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemptions from construction permits or inspections.
  • Local zoning — Whether incorporated municipalities, towns, or other local jurisdictions impose additional or different zoning rules.
  • Lot coverage — Lot-coverage requirements.
  • Camping on your land — Temporary camping on private property.
  • Short-term rentals — Short-term rental use in Wells County.

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

Living off-grid in Wells County, Indiana

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

Wells County scores 47/100 on the Bolthole Index, a solid county profile. Its strengths: a durable current and mid-century hazard profile and a stronger property-autonomy legal backdrop. Watch-outs: about 49,478 people within a 30-minute drive and workable self-sufficiency basics (40.5″/yr rainfall).

Do you need a building permit in Wells County, Indiana?

Wells County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Wells County Health Department, Septic Division. 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 Wells County?

Living in an RV on your own land in Wells County is limited to specific cases: Residential occupancy of recreational vehicles in Wells County zoning jurisdiction. Within a recreational vehicle park, occupancy may not exceed eight months in a calendar year. The Board of Zoning Appeals may designate a portion of a recreational vehicle park for extended stays for one year, with one one-year extension. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Wells County, Indiana?

Land in Wells County runs about $10,111 per acre, based on the latest county data.

What is the water situation in Wells County?

Wells County gets about 40.5" of rain a year, with severe drought in roughly 2.1% of years.

How remote is Wells County?

A representative private-land location has about 49,478 people within a 30-minute drive and 4,489,921 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 Wells compares in Indiana

Compare side-by-side →See all 92 Indiana counties ranked →