Bolthole Index

Gray County, Kansas

Building permits, zoning and land rules in Gray County, Kansas

37Index Score / 100
#98 of 105 in Kansas

Gray County, Kansas publishes a building permit application and administers zoning in the county's unincorporated area through Planning & Zoning.12 The county also has its own environmental code for onsite wastewater, while its published Rural Residential rules set district-specific lot, setback and height standards.3456

At a glance

Building permit
Gray County publishes an application; ask Planning & Zoning which work requires approval1
Zoning
Yes, in unincorporated Gray County2
Septic
Gray County's environmental code governs; start with the Health Department78
Rural Residential lot
Minimum 87,120 square feet per dwelling unit in the RR district4
RV or tiny home
Occupancy rules could not be confirmed; ask Planning & Zoning before placement1
Owner-builder
Owners may do their own roofing without contractor registration; other owner-builder exemptions are unconfirmed9
Private well
No Gray County well permit for household, lawn-and-garden, livestock or geothermal wells; Kansas requires well logs statewide1011

Who to call

Planning & zoning

Gray County Planning & Zoning

County zoning regulations and the building permit application

(620) 855-3618

300 S. Main Street | Cimarron, KS 67835

Health department

Gray County Health Department

First county contact for environmental-code and onsite-wastewater questions

620-855-2424

300 S. Main Street | Cimarron, KS 67835

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

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

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Do you need a building permit in Gray County, Kansas?

Gray County's Planning & Zoning page provides a Building Permit Application, so contact that office before beginning a new building, addition, reconstruction or relocation in unincorporated Gray County.1 We could not confirm which repairs or minor projects are exempt, what inspections follow, or whether a certificate of occupancy is required. Kansas gives counties authority to adopt and enforce building codes in unincorporated territory, but that authority alone does not identify a code adopted by Gray County.12

Kansas uses the 2006 International Energy Conservation Code as the state standard for new commercial and industrial structures, while local jurisdictions retain authority to adopt and enforce building energy codes; new homes use the Kansas Energy Efficiency Disclosure form.13 The separate Kansas state-property permit process does not answer the permit question for an ordinary private parcel.14 Give Planning & Zoning the parcel description and proposed use before site work begins.1

Who handles Gray County building permits and zoning?

Start with Gray County Planning & Zoning, which publishes the county zoning articles, subdivision regulations, conditional-use application and building permit application.1 The office can be reached through the county at the listed Cimarron address; the published zoning page lists the county's main telephone number.1

Ask the office to identify the parcel's zoning district, whether the proposal is a permitted or conditional use, and which site-plan materials are required. Gray County's available zoning material confirms an RR Rural Residential district, but that article alone does not establish the rules for every district.15 Kansas exempts owners who personally perform roofing, or use their own employees, on their residential or farm property from roofing-contractor registration; that does not waive permits, inspections or other contractor rules.9 Permit fees, building inspections and certificate-of-occupancy requirements could not be confirmed, so get those answers from Planning & Zoning before ordering plans or scheduling work.1

Does Gray County, Kansas have zoning?

Yes. Gray County has adopted zoning regulations for its unincorporated area, including the RR Rural Residential district.2 The published RR rules require at least 87,120 square feet, or two acres, per dwelling unit where that district applies.4 In the same district, the minimum front and rear yards are 50 feet and each side yard is at least 30 feet.5 Nonagricultural buildings in the RR district may not exceed 35 feet or two-and-one-half stories.6

A newer Kansas rule sets a 3,000-square-foot minimum residential lot size, subject to reasonable setbacks, for a new single-family home with less than 2,500 square feet of livable floor area when the home has its own separately described legal lot or parcel.16 Ask Planning & Zoning how that state rule affects the older published RR standard before relying on either figure.1 Kansas's agricultural zoning exemption applies only while land and buildings are used for agriculture and does not displace floodplain rules.17

How do septic permits work in Gray County?

Gray County's environmental code governs private onsite wastewater systems, and Kansas county sanitary codes have primacy where adopted and may be stricter than state requirements.7 KDHE still has general authority over sewage discharges, and every septic tank installed in Kansas must meet the state minimum standard.18 Begin with the Gray County Health Department and ask for the current application, fee, site-evaluation requirements and inspection sequence, which we could not confirm.8

A private onsite system may proceed only where public sewer is unavailable and applicable local requirements are met.19 Household wastewater must go to an approved septic tank and soil-absorption field, wastewater pond, approved alternative system or permitted treatment plant; seepage pits, cesspools, dry wells and surface discharge are not allowed.20 Only 19.6% of county soils are rated without severe limits for a conventional septic drain field, so make septic feasibility an early purchase contingency.21

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

We could not confirm a Gray County rule allowing long-term RV living, temporary camping or tiny-home occupancy on a private parcel. Ask Gray County Planning & Zoning about the specific parcel, proposed duration, utility connections and zoning district before placing or occupying either type of unit.1 Gray County administers zoning in the unincorporated area, and a unit that stays on a parcel for living needs a zoning answer from the county.21

Manufactured homes have a clearer statewide baseline: Kansas jurisdictions may regulate them through zoning, but may not exclude manufactured homes from the entire zoning jurisdiction or exclude a residential-design manufactured home from a single-family district solely because it is manufactured.22 That statewide protection does not answer whether a particular unit, foundation, wastewater plan or parcel layout satisfies Gray County's district rules.22

Building a home in Gray County: what should you do first?

  1. Ask Gray County Planning & Zoning to confirm the parcel's district and whether the home is permitted or needs a conditional approval.21
  2. Submit the county's building permit application and obtain the office's current checklist, fee and approval sequence before construction.1
  3. Have the Gray County Health Department confirm the county environmental-code process for septic, including any site evaluation, design review and inspections.78
  4. If a private well is planned, note that Gray County requires no county permit for household, lawn-and-garden, livestock or geothermal wells, while Kansas requires well logs for construction, reconstruction and plugging; ask whether another authorization applies to your well type.1011
  5. If access connects to the state highway system, obtain the required state driveway permit before work in the right-of-way.23
  6. Before closing, verify flood status, legal access, easements, water supply and the final site plan with the offices that will approve the project.

What should you check before buying land in Gray County?

Start with the zoning map and written district rules, because Gray County's RR standards can control lot size, yards and building height.456 Ask Planning & Zoning how the newer state lot-size rule applies to the parcel before assuming the published RR minimum controls.161 Then make septic feasibility a purchase contingency: only 19.6% of county soils are rated without severe limits for a conventional drain field.21

Water planning deserves equal attention because Gray County averages 20.9 inches of precipitation annually and severe drought has occurred in 36.8% of years in the underlying climate record.2425 Gray County itself requires no well permit for household, lawn-and-garden, livestock or geothermal wells, but confirm the legal water source and any other authorization that applies to your well type.10 The county's effective property-tax rate is about 1.4%, with a median annual bill of $2,461, useful for budgeting but not a substitute for a parcel-specific estimate.2627

Watch-outs

  • Gray County's published two-acre RR minimum and the newer Kansas rule for certain small homes do not state how they interact; ask Planning & Zoning which standard applies before buying or dividing a parcel.4161
  • The Kansas owner-roofer exemption does not waive local permits or inspections, and Gray County's inspection and occupancy-certificate rules could not be confirmed; ask Planning & Zoning before work begins.91
  • A driveway connecting to the Kansas state highway system requires a state permit before work occurs in the highway right-of-way.23

Sources

  1. Gray County Planning & Zoning (grayco.org)
  2. Article 3 — Rural Residential District Regulations, quoted and re-checked
  3. County Environmental / Sanitary Codes, quoted and re-checked
  4. Article 3 — Rural Residential District Regulations, quoted and re-checked
  5. Article 3 — Rural Residential District Regulations, quoted and re-checked
  6. Article 3 — Rural Residential District Regulations, quoted and re-checked
  7. County Environmental / Sanitary Codes, quoted and re-checked
  8. Gray County Health Department (grayco.org)
  9. K.S.A. 50-6,129. Exemptions (Kansas statewide rule), quoted and re-checked
  10. Water Well County Permits, quoted and re-checked
  11. Water Well County Permits (Kansas statewide rule), quoted and re-checked
  12. K.S.A. 12-3303 — County adoption by reference of codes (Kansas statewide rule), quoted and re-checked
  13. Kansas Building Energy Codes, quoted and re-checked
  14. Building Design and Construction Manual, Part A, Chapter 5 – Code and Occupancy Requirements (Kansas statewide rule), quoted and re-checked
  15. Article 3 — Rural Residential District Regulations, quoted and re-checked
  16. 2026 Session Laws of Kansas, Chapter 76: Senate Bill 418, quoted and re-checked
  17. 2026 Session Laws of Kansas, Chapter 76: Senate Bill 418, quoted and re-checked
  18. Kennel Wastewater Permitting Technical Guidance Document, quoted and re-checked
  19. MF2214 Minimum Standards for Design and Construction of Onsite Wastewater Systems (Kansas statewide rule), quoted and re-checked
  20. MF2214 Minimum Standards for Design and Construction of Onsite Wastewater Systems (Kansas statewide rule), 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. K.S.A. 75-1218 — Exemption from construction codes; zoning (Kansas statewide rule), quoted and re-checked
  23. Kansas Administrative Regulations, Volume 3 (Kansas statewide rule), quoted and re-checked
  24. Annual precipitation: Bolthole Index county data
  25. Share of years in severe drought: Bolthole Index county data
  26. Effective property tax rate: Bolthole Index county data
  27. Median property tax bill: Bolthole Index county data

Written October 10, 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

Like 3 of the 5 neighbors with published rules, Gray County has countywide zoning.

RuleGray CountyFinney CountyHaskell CountyFord CountyHodgeman CountyMeade CountySeward County
Building permitRequiredRequiredRequiredLimitedNot requiredNot requiredRequired
County zoningYesYesNot publishedYesNoNoYes
Septic permitsGray CountyFinney CountyHaskell CountyCounty PlanningCounty Health Dept.Meade CountyCounty Planning & Zoning

County locator

Gray County in Kansas

37
County map
Gray County highlighted among the Kansas counties · colored by Index score

How Gray County scores

Seclusion83100% ev.
Self-Sufficiency1592% ev.
Admin Boringness5458% ev.
Durability27100% ev.
Property Autonomy47100% ev.
Carry Cost71100% ev.

Evidence strength: 91%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$252kTypical home
1.4%Property tax
$1,985Land / acre
20.9"Annual rain
36.8% of yrsSevere drought
32.9 / yr (+22.5)Mid-century 100°F days
28.8 daysMid-century dry spell
1.52" (+4.8%)Mid-century 1-day rain
1.33×Wildfire change factor
100%Forward climate coverage
$2,799Home insurance / yr
-1.9% / yrInsurance growth
2.67%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
290People within 30 min
156,124People within 2 hr
4,377Radius comparison (15 mi)
6.6People / sq mi
0.2%Federal land
100%Land at 15% slope or less
19.6%Soils rated "not limited" for septic (strict USDA rating)
108,615 acWorkable land screen
0.3%Wooded land
55.2°FAvg temp

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Cities and towns in Gray County

Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.

Cimarron · Cimarron Township · Copeland · Copeland Township · East Hess Township · Ensign · Ingalls · Ingalls Township · Logan Township · Montezuma · Montezuma Township

Answers from the rulebook for Gray County

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

Gray County rules

  • County-wide zoningPresent (with conditions)

    Gray County zoning regulations governing land in the unincorporated portion of the county, including the Rural Residential District.

    • The cited regulation concerns the RR Rural Residential District; other county zoning districts may have different use and dimensional rules.
    • Development standards include Gray County subdivision and Environmental/Sanitary Code requirements.
    “The regulations set forth in this Article, or set forth elsewhere in these Regulations when referred to in this Article, are the regulations in the "RR" Rural Residential District. The purpose of this District is to provide for the platted development of low-density residential neighborhoods that retain the character of the basically rural area and yet allow an influx of residential development.”
  • Zoning districtsPartial

    Published zoning-district provisions for the RR Rural Residential District in Gray County.

    • The opened source covers the RR district only; it does not establish that every county zoning district and map was reviewed.
    “ARTICLE 3 "RR" RURAL RESIDENTIAL DISTRICT REGULATIONS”
  • Minimum lot sizeSpecified

    RR Rural Residential District in Gray County's unincorporated area.

    • The minimum lot area is per dwelling unit.
    • The RR district is limited to areas with adequate water, sewage disposal, infrastructure, and support services, subject to County approval.

    minimum lot area per dwelling unit: 87120 square feet (two (2) acres per dwelling unit)

    “Every dwelling hereafter erected, constructed, reconstructed, moved or altered shall provide a minimum lot area of 87,120 square feet or two (2) acres per dwelling unit.”
  • SetbacksSpecified

    RR Rural Residential District in Gray County's unincorporated area.

    • The cited setbacks apply in the RR district.

    front yard: >= 50 feet · side yard each side: >= 30 feet · rear yard: >= 50 feet

    “The depth of the front yard shall be at least 50 feet. There shall be a side yard on each side of a dwelling. No side yard shall be less than 30 feet. The depth of the rear yard shall be at least 50 feet.”
  • Building heightSpecified

    Nonagricultural buildings and structures in the RR Rural Residential District.

    • The cited height limit applies in the RR district.
    • The rule states both a feet limit and a stories limit.

    maximum height: <= 35 feet (and/or 2-1/2 stories)

    “Nonagricultural buildings or structures shall not exceed 35 feet and/or 2-1/2 stories in height.”
  • Who permits septicCounty (with conditions)

    Private onsite wastewater systems governed by Gray County's county environmental code.

    • KDHE identifies Gray County as having an Environmental Code adopted in July 2006.
    • Kansas county sanitary codes have primacy in counties with codes, and local codes may be more restrictive than state requirements.
    • The cited materials do not establish a precise effective date for the Gray County code.
    • KDHE retains separate general authority over sewage discharges under K.S.A. 65-165(a).
    “Kansas Statutes Annotated (K.S.A.) 19-3701 et seq. and 19-101 et seq. give counties general authority to adopt sanitary codes under which private onsite wastewater systems are permitted. Kansas County Sanitary Codes have primacy in counties with codes. Local codes may be more restrictive than State requirements.”
    One more reviewed finding on this topic
    • County (with conditions) — Onsite wastewater and private-well environmental regulation in Gray County.
      “Gray County Environmental Code Adopted July 2006 (PDF)”
  • Well permitNot required

    County water-well permits for household, lawn-and-garden, livestock/pasture, and geothermal wells in Gray County.

    • The KDHE table reports no county permit for household, lawn-and-garden, livestock/pasture, or geothermal wells and lists no fee; other permits or authorizations may still apply depending on well type.

    county permit fee: None (The page warns that a Division of Water Resources permit, Class V Authorization, Public Water Supplies permit, or other authorization may still be needed.)

    “Gray | No | No | No | No | None Greeley | Yes | Yes | Yes | No *for Oil Field Water Supply Wells, Yes | $125 $250 for OFWS”

Kansas rules that apply here

  • Building permitRequired

    Construction, additions, and covered renovations or occupancy changes on State of Kansas-owned property administered through the Department of Administration's Design, Construction & Compliance process.

    • The code footprint is required for all new construction, additions, and building renovation/remodeling affecting active or passive life-safety systems or changing occupancy on State property.
    • A permit to build is issued as Form 125 Project Acceptance after applicable code footprints and temporary egress plans are accepted by DCC/OSFM and construction documents are accepted by DCC.
    • The source states that projects not on state property should be directed to the local code enforcement office or Kansas Fire Marshal's office.

    permit form: Form 125 - Project Acceptance

    “A permit to build will be granted when the code footprint, if applicable, and temporary egress plans, if applicable have been accepted by DCC / OSFM and construction documents have been accepted by DCC. The permit to build is issued on the Form 125 - Project Acceptance.”
  • Owner-builder exemptionAvailable

    An actual owner of commercial, residential, or farm property performing roofing services personally, or using employees to perform them, on the owner's own dwelling or another structure located on the residential or farm property owned by that person.

    • The work must be roofing services, including construction, installation, renovation, repair, maintenance, alteration, waterproofing, or removal of materials or structures.
    • The owner must perform the work personally or use employees; the exemption applies without the assistance of any registered roofing contractor.
    • The statute separately exempts roofing services whose aggregate price on each undertaking or project during any fiscal year is less than $2,000, but that exemption does not apply to a person who advertises or uses a sign, card, or other device indicating that the person is a roofing contractor or qualified to engage in that business.
    • An administrative or governing body with authority to enter into public contracts must require individual roofing-contractor registration for persons submitting or entering into a public bid or contract.
    • This is a roofing-registration exemption only; it does not establish a general exemption from local contractor licensing, building permits, or inspections.
    “The roofing contractor registration act shall not apply to:(1) An actual owner of commercial, residential or farm property who physically performs, or has employees who perform, roofing services including, construction, installation, renovation, repair, maintenance, alteration, waterproofing or removal of materials or structures on such owner's own dwelling or another structure located on the residential or farm property owned by such person without the assistance of any registered roofing contractor;”
  • Building code adoptedPartial

    Statewide Kansas building-energy-code and state fire-prevention-code framework, including new commercial and industrial structures and specified classes of new construction, additions, and occupancy changes.

    • Kansas is a home rule state and local jurisdictions retain responsibility and authority for adoption and enforcement of building energy codes.
    • The statewide IECC 2006 standard applies to new commercial and industrial structures.
    • The state corporation commission has no authority to adopt or enforce energy-efficiency standards for residential, commercial, or industrial structures.
    • Cities and counties may adopt or enforce energy-efficiency standards within their jurisdictions.
    • Kansas State Fire Marshal review for the Kansas Fire Prevention Code applies to the building and occupancy categories listed on the official plans-review page, including large assembly, specified educational and institutional occupancies, and specified residential occupancies.
    • For new homes, the state requires homebuilders and realtors to disclose certain energy-efficiency information using the Kansas Energy Efficiency Disclosure form.

    state energy-efficiency code: 2006 International Energy Conservation Code (IECC 2006) (Applicable state standard for new commercial and industrial structures) · state fire-prevention building code: 2006 International Building Code (IBC) and International Fire Code (IFC) (Projects reviewed for compliance with the Kansas Fire Prevention Code; applicability depends on the project and occupancy categories stated by the State Fire Marshal)

    “Because Kansas is a home rule state, the responsibility for adoption and enforcement of building energy codes lies with local jurisdictions.”
    2 more reviewed findings on this topic
    • Partial — Kansas building energy-code adoption affecting new commercial and industrial structures and energy-efficiency disclosures for new homes.
      “The State has adopted the 2006 International Energy Conservation Code (IECC) as the applicable state standard for new commercial and industrial structures”
    • Partial — Kansas statewide building-code adoption authority as specifically addressed by the state energy-efficiency statute.
      “The International Energy Conservation Code 2006 (IECC 2006) is hereby adopted as the applicable energy efficiency standard for new commercial and industrial structures in this state.”
  • InspectionsRequired

    Buildings and property owned by the State of Kansas undergoing construction or covered repairs, improvements, or occupancy changes.

    • DCC conducts the building construction inspections for buildings and property owned by the State of Kansas.
    • Healthcare and childcare occupancies and Board of Regents capital-improvement projects require joint or additional OSFM inspection as described in the manual.
    • Required code inspections are tied to issuance of the Certificate of Occupancy.
    “The Department of Administration - Office of Facilities Management - Design, Construction & Compliance conducts building construction inspections on buildings and property owned by the State of Kansas.”
    One more reviewed finding on this topic
    • Required — Building construction inspections for buildings and property owned by the State of Kansas.
      “The Department of Administration - Office of Facilities Management - Design, Construction & Compliance conducts building construction inspections on buildings and property owned by the State of Kansas.”
  • Certificate of occupancyRequired

    Any portion of a State of Kansas-owned building that has been in construction or has a change in occupancy, under the Department of Administration DCC process.

    • Form 150 is issued before occupancy of any portion of a building that has been in construction or has a change in occupancy.
    • Healthcare and childcare occupancies and Board of Regents capital-improvement projects require OSFM participation in construction inspections before authorization or acceptance of occupancy.
    • The manual states that failure to submit the occupancy request and schedule required inspections results in denial of occupancy.

    certificate form: Form 150 - Certificate of Occupancy

    “Form 150 - Certificate of Occupancy will be issued by DCC prior to occupancy of any portion of a building that has been in construction or has a change in occupancy. For Healthcare and Childcare Occupancies and Capital Improvement Projects for the Board of Regents, OSFM will perform construction inspections prior to authorization/acceptance of occupancy.”
  • Lot coverageDistrict specific (with conditions)

    Percentage of a lot that may be occupied under applicable Kansas municipal or county zoning regulations.

    • Actual lot-coverage percentage is set by the applicable local zoning classification, if adopted.
    • No statewide numeric lot-coverage percentage was identified.

    maximum percentage of lot occupied: local zoning classification percent

    “the percentage of lots that may be occupied”
  • Manufactured homesLimited

    Placement and residential occupancy of manufactured homes in Kansas jurisdictions with applicable county or city zoning regulations.

    • Manufactured homes remain subject to applicable county and city zoning regulations.
    • A governing body may not exclude manufactured homes from its entire zoning jurisdiction.
    • A governing body may not exclude residential-design manufactured homes from single-family residential districts solely because they are manufactured homes.
    • Architectural or aesthetic standards compatible with site-built housing may still apply.
    • Valid restrictive covenants running with the land are not preempted.
    • The source states the zoning provision became effective January 1, 1992.
    “All mobile homes shall be subject to zoning regulations of counties and cities applicable to areas in which such homes are located.”
  • Septic permitLimited

    Private onsite wastewater systems throughout Kansas, where permit requirements depend on applicable county or other local sanitary/environmental codes.

    • Local governments may adopt codes and issue construction and operating permits.
    • County sanitary or environmental codes specify local design and permitting requirements.
    • If there is no local code, landowners must comply with K.A.R. 28-5-6 to 9 and KDHE Bulletin 4-2.
    • All septic tanks installed in Kansas must comply with KDHE Bulletin 4-2.
    • The cited state materials do not establish a single construction- and operating-permit requirement applicable statewide.

    applicable state regulations without local code: K.A.R. 28-5-6 to 9 · state minimum standard: KDHE Bulletin 4-2

    “County sanitary (environmental) codes specify local design and permitting requirements. [...] If there is no local code, landowners are required to comply with Kansas Administrative Regulations (K.A.R.) 28-5-6 to 9 and minimum standards in this bulletin.”
  • Off-grid sanitationLimited

    Domestic wastewater disposal without a public sewer connection, using an approved septic system, lagoon, or alternative onsite system.

    • Domestic wastewater must be discharged to an approved sewage collection system, approved lagoon, septic system, alternative system, or permitted sewage treatment plant.
    • Private sewerage facilities are conditioned on public sewers not being available and on compliance with local requirements.
    • Seepage pits, cesspools, and dry wells (rat holes) are not permitted.
    • No private onsite wastewater system may have a surface discharge.
    • Alternative systems may require a local variance; where there is no local code, KDHE may grant a variance.
    “Wastewater from a home shall be discharged to a properly designed and maintained septic tank–soil absorption field or wastewater pond, an approved alternative treatment and disposal system, or a permitted sewage treatment plant. Seepage pits, cesspools, and dry wells (rat holes) are not permitted. [...] No private onsite wastewater system shall have a surface discharge.”
  • Mandatory utility hookupConditional

    Private onsite sewerage facilities serving domestic wastewater in Kansas.

    • A private sewerage facility may proceed only when public sewers are not available and all applicable local requirements are met.
    • The source does not establish a statewide requirement to connect to public water service.
    “Proceed with any private sewerage facility only when public sewers are not available and all applicable local requirements are met.”
  • Agricultural exemptionAvailable (with conditions)

    Use of land for agricultural purposes and erection or maintenance of agricultural buildings under city or county zoning regulations adopted under Kansas planning and zoning statutes.

    • The exemption applies only while the land and buildings are used for agricultural purposes and not otherwise.
    • The exemption does not apply to flood-plain regulations in designated flood plains.
    • Under K.S.A. 19-2960, dwellings, garages, and other similar accessory buildings are not agricultural buildings.
    • Under K.S.A. 19-2960, all buildings, including agricultural buildings, may be regulated for setbacks from public roads.
    • K.S.A. 12-758 applies to regulations adopted by a city pursuant to K.S.A. 12-715b or by a county pursuant to the planning and zoning act.

    agricultural-use condition: land and buildings must be used for agricultural purposes and not otherwise (Flood-plain regulations remain applicable.) · public-road setback exception: permitted (Agricultural buildings may be regulated as to setbacks from public roads under K.S.A. 19-2960.)

    “regulations adopted by a city pursuant to K.S.A. 12-715b, and amendments thereto, or a county pursuant to this act shall not apply”
    One more reviewed finding on this topic
  • Subdividing landLimited

    Subdivision, resubdivision, or replatting in Kansas areas governed by locally adopted subdivision regulations.

    • A plat must be submitted to the planning commission or joint committee where applicable.
    • A plat must conform to applicable subdivision regulations and receive the required approval.
    • No building or zoning permit may be issued for a lot subdivided, resubdivided, or replatted after adoption of subdivision regulations unless approved under the statutory procedure.
    • Local subdivision regulations may establish reasonable plat-approval fees.
    • The statute does not establish a single statewide subdivision standard for every parcel.

    plat approval deadline: <= 60 days (If the planning commission or joint committee does not determine conformity within 60 days after the first meeting following submission, the plat is deemed approved under subsection (b).)

    “All such plats shall be submitted to the planning commission or to the joint committee for subdivision regulation.”
  • Driveway accessRequired

    Construction or alteration of a driveway connecting to the Kansas state highway system.

    • The requirement applies to driveways onto the state highway system.
    • No work may be performed on state highway right-of-way until an approved highway permit agreement is received.
    • Driveways connecting only to local roads are outside the cited rule's stated scope.
    “Individuals desiring to construct or alter a driveway onto the state highway system shall be required to obtain a permit.”
  • Building in a floodplainLimited

    Statewide Kansas framework governing locally adopted floodplain zones, districts, and floodplain development regulations

    • A local governing body may establish floodplain zones and districts; the statute does not itself impose one uniform permit requirement on every development statewide.
    • Any floodplain regulations must comply with the minimum requirements of the National Flood Insurance Act of 1968 and rules adopted under it.
    • Before adoption, a local ordinance, resolution, regulation, or plan creating or changing a floodplain zone or district, or regulating structures, encroachments, or land uses in the area, must be submitted to the chief engineer of the Kansas Department of Agriculture's Division of Water Resources.
    • The chief engineer may require complete maps, plans, profiles, specifications, and textual matter; approval or disapproval is due within 90 days after receipt of all required data, and failure to act within that period results in deemed approval.
    • Under K.A.R. 5-44-4, local floodplain zoning regulations must identify flood hazard areas by a specific map, meet or exceed federal minimum requirements, meet or exceed applicable chief-engineer requirements, and designate a local floodplain administrator responsible for reviewing and issuing floodplain development permits.
    • K.A.R. 5-44-1 states that its definitions apply in administering K.S.A. 12-766; its listed effective dates are January 1, 1992 and February 17, 1992.

    chief engineer review period: 90 days (After receipt of all data required by the chief engineer; failure to approve or disapprove within the period results in deemed approval.) · flood threshold referenced by K.S.A. 12-766: 1% annual chance (The governing body may restrict application to lands adjacent to watercourses subject to floods of a lesser magnitude than that having a one-percent chance occurrence in any one year.)

    “The governing body may establish flood plain zones and districts and restrict the use of land therein”
    One more reviewed finding on this topic
    • Limited — Development in special flood hazard areas under Kansas local floodplain-management ordinances based on the Kansas Department of Agriculture model ordinance.
      “In all areas covered by this ordinance, no development shall be permitted except through the issuance of a floodplain development permit”
  • Short-term rentalsLimited

    Short-term rentals and vacation units or properties regulated by a Kansas municipality during the temporary statutory period from May 15, 2026 through July 25, 2026.

    • The temporary rule applied from May 15, 2026 through July 25, 2026.
    • No municipality could limit the number of permits or other municipal authorizations or limit rental duration during that period.
    • Completed authorization applications had to receive a response within 15 calendar days.
    • If the municipality failed to process and respond within 15 calendar days, the application was deemed approved and no additional municipal regulation or code requirement could be imposed as a condition of approval.
    • The definition excluded a permanent guest or a person occupying under a contract intended for long-term or permanent occupancy for more than 28 consecutive days within the period.

    application response deadline: 15 calendar days (completed municipal authorization applications during the statutory period)

    “During such period, all completed applications to a municipality [...] shall be processed by the municipality [...] within 15 calendar days.”
  • Permit feesVariable (with conditions)

    Permits, licenses, and other activities under county sanitary codes statewide in Kansas.

    • County commissioners may adopt reasonable fees through sanitary codes.
    • The statute does not establish a single statewide fee amount.

    fee amount: county sanitary code dependent

    “Each sanitary code may provide for permits, licenses and fees.”
    One more reviewed finding on this topic
    • Published (with conditions) — KDHE air-quality construction approval applications statewide in Kansas.
      “there is a $750 fee for each construction approval application.”
  • Permit processPublished (with conditions)

    KDHE air-quality construction permits or approvals for projects whose potential-to-emit increase exceeds applicable regulatory thresholds.

    • A construction permit or approval must be issued before beginning actual construction or modification when the project exceeds the applicable potential-to-emit thresholds.
    • Land may be cleared, contracts made, and equipment purchased and stored before issuance.
    • Foundation work is considered beginning actual construction and must wait until issuance.
    • Equipment whose emissions contribute to the permitting requirement may not be permanently affixed or installed before issuance.
    • Pre-issuance activity is conducted at the owner or operator's financial risk.
    “foundation work is considered to be "beginning actual construction" and must wait until after issuance.”
    One more reviewed finding on this topic
    • Partial — Domestic septic tank and lateral-field systems and related onsite wastewater controls in Kansas.
      “Unless otherwise provided by the board of county commissioners, the local health department shall have the authority and responsibility for administering all sanitary codes.”
  • county zoning authorityGeneral

    Kansas counties adopting zoning regulations for all or any portion of unincorporated county territory.

    • The authority is exercised by the board of county commissioners through resolution and under the applicable planning-and-zoning act.
    • Permissible subjects include building height, number of stories, building size, lot coverage, yards and open spaces, population density including minimum lot dimensions, building and land uses, and floodplain land use.
    • County zoning jurisdiction may cover all or any portion of the unincorporated area; incorporated municipalities have separate statutory zoning jurisdiction.
    “The board of county commissioners, by resolution, may provide for the adoption or amendment of zoning regulations for the unincorporated portion of the county in the manner, and for the purposes, provided by this act.”
  • county building authorityLimited

    Kansas counties' authority to require building permits and regulate construction in unincorporated areas through subdivision regulations

    • The county must first adopt a comprehensive plan before adopting subdivision regulations under K.S.A. 19-2961.
    • The permit procedures apply to lots divided, subdivided, resubdivided, or replatted within an area governed by the county's subdivision regulations.
    • No building authorization may be granted for a structure on a lot subdivided, resubdivided, or replatted after adoption of the regulations unless the statutory approval process is followed.
    • Regulations must provide a building-permit procedure for lots divided into not more than two tracts without replatting, unless otherwise provided.
    • Permit procedures must account for zoning regulations, adequate street rights-of-way, easements, and improvement of public facilities, and specify a decision time limit.
    • The statute permits the final permit decision to be made by the county commission, subject to other law.

    maximum tracts for permit without replatting: <= 2 tracts (unless otherwise provided by the county regulations)

    “Any regulations adopted by the board of county commissioners with reference to subdividing lots shall provide for the issuance of building permits”
    One more reviewed finding on this topic
    • General — Kansas counties adopting and enforcing building codes in unincorporated portions of the county.
      “Any part of a code adopted pursuant to the provisions of this section may be made applicable, by resolution, either to all unincorporated portions of the county or to any area of the county outside of but within three (3) miles of the nearest point of the corporate limits of any city.”

Set by your township or city, not the county

In Kansas, zoning is adopted by each township or city, so Gray County has no county-wide answer on these. Find your township or city in the list of places on this page, or call its clerk or zoning administrator.

  • Minimum dwelling size
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings

Still unanswered

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

  • Local zoning — Aggregate local zoning across Gray County municipalities and unincorporated areas.
  • Septic inspection — Onsite wastewater inspections in Gray 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.

Water rights & wells in Gray County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Kansas’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Domestic use is statutorily exempt from the Kansas Water Appropriation Act, so a homeowner needs no state water right to drill a household well even inside a closed groundwater management district; only local/KDHE well-construction permitting applies.

Limit: Domestic use (household + livestock + ≤2 acres lawn/garden) requires no state appropriation permit

Kansas Dept of Agriculture, DWR — Water Law Basics ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Kansas state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Gray County, Kansas

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

Gray County scores 37/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 290 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: thin water margin (20.9″/yr rainfall) and elevated mid-century heat, water, rain, or wildfire exposure.

Do you need a building permit in Gray County, Kansas?

Gray County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Gray County (Environmental Code / Local Environmental Protection Program). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Gray County, Kansas?

Land in Gray County runs about $1,985 per acre, based on the latest county data.

What is the water situation in Gray County?

Gray County gets about 20.9" of rain a year, with severe drought in roughly 36.8% of years. On water rights, Gray County lies in the Southwest Kansas Groundwater Management District No. 3 (GMD3) — Closed to essentially all new Ogallala appropriations; a new large user must buy and transfer an existing water right. Domestic use remains exempt..

How remote is Gray County?

A representative private-land location has about 290 people within a 30-minute drive and 156,124 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 Gray compares in Kansas

Compare side-by-side →See all 105 Kansas counties ranked →