Bates County, MO: No Building Permit, No Zoning

Unincorporated Bates County, Missouri appears not to require a general building permit; confirm your project with the County Commission before construction¹. We could not confirm countywide zoning, while Butler, Adrian and Rich Hill have city zoning²³⁴⁵. Bates County Health Center handles county onsite sewage permits, but Butler and Rich Hill also require city private-sewage permits; floodplain development needs separate approval⁶⁷⁸⁹.

At a glance

Building permit: Appears not required in unincorporated Bates County; confirm with the County Commission¹
Countywide zoning: Countywide zoning unconfirmed; Butler, Adrian and Rich Hill have city zoning²¹⁰³⁴⁵
Septic permit: Required for a single-family lot under 3 acres and for specified new systems, major repairs and nonresidential uses¹¹
RV living: Unconfirmed on unincorporated land; Rich Hill limits residential RV use and temporary camping¹²¹³
Tiny homes: No countywide occupancy or minimum-size rule was confirmed; check municipal rules and septic approval²¹⁴
Floodplain: A floodplain development permit is required, with added review for work in a regulatory floodway⁹¹⁵
Private wells: State permits cover contractor well and pump work; landowners may install their own without a permit but must follow Missouri rules¹⁶
Septic soils: 0% of mapped soils are rated free of severe limits for a conventional drain field¹⁷

Who to call

Septic permits

Bates County Health Center - Environmental Health

Onsite sewage permits and inspections in Bates County through the Environmental Public Health Specialist

660-679-6108

P.O. Box 178, 501 N. Orange, Butler, MO 64730

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 Bates 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 Bates County, Missouri?

Unincorporated Bates County appears not to require a general residential building permit, but we could not confirm an explicit county no-permit statement; ask the County Commission about your parcel and project¹. Missouri allows local building-code adoption, and state statutory authority alone does not establish a Bates County permit requirement¹⁸¹⁹. Inside Butler, Adrian and Rich Hill, city building permits apply; Rich Hill expressly requires them for dwellings and accessory buildings²⁰²¹²². Building approval does not settle wastewater approval: start with Bates County Health Center, and obtain the applicable city private-sewage permit in Butler or Rich Hill⁶⁷⁸.

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

Bates County's directory identifies no general county building-permit office; ask the County Commission to confirm the approval path for unincorporated construction¹. Butler, Adrian and Rich Hill administer their own building permits²⁰²¹²². For county onsite sewage permits, call Bates County Health Center Environmental Health at 660-679-6108; Butler's City inspector and Rich Hill's City Superintendent issue their respective city private-sewage permits²³⁷⁸. Unincorporated floodplain development requires separate community approval, and work within state-highway right-of-way needs a MoDOT driveway permit¹⁵²⁴. Missouri DNR administers contractor well and pump permitting²⁵.

Does Bates County have zoning?

We could not confirm an adopted countywide zoning ordinance for unincorporated Bates County; ask the County Commission about parcel-specific setbacks, uses and subdivision requirements². Inside Butler, each parcel has a zoning district regulating allowable uses, minimum lot size, maximum building height and minimum front-yard depth¹⁰³. Adrian has city zoning, and Rich Hill's Unified Development Ordinance applies throughout its corporate limits⁴⁵. Municipal zoning does not resolve wastewater approval: Bates County Health Center administers county onsite sewage rules, while Butler and Rich Hill require city private-sewage permits⁶⁷⁸. Missouri protects qualifying agricultural uses and farm structures from specified county zoning powers, but the farm-structure protection excludes mapped flood-hazard areas and does not erase septic or municipal requirements²⁶.

How do septic permits work in Bates County?

For systems under Bates County authority, start with the Health Center’s Environmental Public Health Specialist; inside Butler or Rich Hill, also ask the city about its private-sewage permit²³⁷⁸. A permit is required for a single-family homeowner on a lot under 3 acres and for commercial facilities, schools, churches, renters, new systems and major modifications or repairs¹¹. A single-family residence on more than 3 acres does not need the county permit, but the system must meet county standards¹¹. Submit the system drawing and soil documentation, confirm the current fee with the Health Center, and wait for the green construction permit; the local rules require a fee, while Missouri has temporarily suspended application fees under its statewide program¹¹²⁷. Arrange approval before covering the system; an owner may install it, although the county recommends a certified installer²⁸. For a property sale, local health agencies generally do not inspect an existing system solely for the transfer; a private licensed inspector can evaluate it, and repairs should be cleared with the Health Center²⁹. Because 0% of mapped soils rate free of severe conventional-drain-field limits, price the site evaluation early¹⁷.

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

Bates County has no confirmed countywide rule expressly allowing or prohibiting long-term RV, temporary-camping or tiny-home occupancy on unincorporated land². Ask the County Commission about occupancy, setbacks and any certificate requirement, then ask the Health Center how the wastewater arrangement will comply; wastewater may not discharge into a road ditch or onto the ground³⁰. Within Rich Hill, an RV generally may not serve as a permanent or temporary residence unless the owner has a permit tied to building a new home of at least 1,500 square feet, with completion generally projected within 6 months¹². Rich Hill separately exempts certain brief organized gatherings held no more than once per calendar year and approved in writing by the Board of Aldermen¹³. We could not confirm a countywide tiny-home minimum size; ask the County Commission before choosing a design². A movable tiny home may raise RV questions, while a fixed dwelling still needs a compliant wastewater solution and any applicable floodplain approval¹⁴⁹.

What are the steps to build a home in Bates County?

Confirm whether the parcel is unincorporated or inside a city; Butler, Adrian and Rich Hill have city building permits²⁰²¹²².

For unincorporated land, give the County Commission the parcel and project details and confirm whether any building, inspection, occupancy, setback or subdivision approval applies¹².

Check the Flood Insurance Rate Map before siting improvements; floodplain development requires a permit, and work in a regulatory floodway requires a community-obtained engineering no-rise certificate before permit issuance⁹¹⁵.

Arrange soil work and submit the septic permit application to the Health Center when the county rules apply; wait for the green construction permit before starting, and obtain the applicable city private-sewage permit inside Butler or Rich Hill²³¹¹⁷⁸.

Secure a MoDOT driveway permit before building or changing access within state right-of-way²⁴.

For a private well, use a permitted contractor or confirm that the landowner-installation exception covers your own work; either path remains subject to Missouri well rules¹⁶.

What should you check before buying land in Bates County?

Put septic feasibility near the top of due diligence: 0% of mapped soils are rated free of severe limits for a conventional drain field, so a cheap parcel can require a costlier design¹⁷. For an existing home, hire a licensed private inspector if the transaction calls for a septic assessment; the Health Center generally is not the transfer inspector, but should be contacted about septic permits for repairs²⁹. Check the Flood Insurance Rate Map and permit path before choosing a building pad because floodplain development needs separate approval⁹. Verify legal and physical access; work within MoDOT right-of-way has its own driveway-permit requirement²⁴. For a private well in Bates County, verify the contractor’s state well-installation and separate pump-installation permits; pump permitting also covers plumbing and electrical lines from the well to the structure, and contracting or directing the work requires a restricted permit¹⁶. Landowners may install their own well or pump without a permit but must follow Missouri construction rules¹⁶. A public-water-system well needs written state approval before construction or alteration³¹. Typical property tax is about 0.6%, with a median annual bill around $962³²³³.

Watch-outs

Bates County does not publish an affirmative general building-permit answer, so confirm the parcel and project with the County Commission before construction¹.
Long-term RV, tiny-home and certificate-of-occupancy rules remain unconfirmed for unincorporated land; ask the County Commission and the Health Center before relying on an off-grid plan²³⁰.
Floodplain development needs a separate permit, and work in a regulatory floodway may require an engineering no-rise certificate before that permit can issue⁹.
Butler and Rich Hill require city private-sewage permits; Butler’s ordinance also preserves additional state or county health requirements, so confirm wastewater approval separately from city building permits⁷⁸.

Sources

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.

Compared with neighboring counties

Like 4 of its 6 neighbors, Bates County requires no county building permit for a home.

Rule	Bates County	Cass County	Henry County	Vernon County	St. Clair County	Johnson County	Jackson County
Building permit	Not required	Limited	Not required	Not required	Not required	Not required	Required
County zoning	No	Yes	No	No	Not published	No	Yes
Septic permits	County Health Center	County Env. Health Dept.	County Health Center	County Health Dept.	County Health Center	County Community Health Services	County Public Works On-Site Wastewater program

How Bates County scores

Seclusion60100% ev.

Self-Sufficiency58100% ev.

Admin Boringness8790% ev.

Durability59100% ev.

Property Autonomy47100% ev.

Carry Cost79100% 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 →

$231kTypical home

0.6%Property tax

$4,006Land / acre

43.2"Annual rain

8.5% of yrsSevere drought

18.3 / yr (+14)Mid-century 100°F days

17.4 daysMid-century dry spell

2.11" (+4.2%)Mid-century 1-day rain

1.67×Wildfire change factor

100%Forward climate coverage

$2,171Home insurance / yr

4.5% / yrInsurance growth

1.44%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

11,138People within 30 min

3,083,711People within 2 hr

14,988Radius comparison (15 mi)

19.4People / sq mi

0.5%Federal land

98.5%Land at 15% slope or less

0%Soils rated "not limited" for septic (strict USDA rating)

0 acWorkable land screen

18.9%Wooded land

45.4 tonsBiomass / forest ac

56.1°FAvg temp

Answers from the rulebook for Bates County

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

Bates County rules

Who permits septicLocal
Onsite sewage permitting and administration in Bates County.
- The Bates County Health Center states that sewage permits are handled by its Environmental Public Health Specialist.
- The local page links Bates County onsite sewage rules and a Bates County wastewater treatment systems ordinance.
“Sewage permists are also handled by the Environmental Public Health Specialist.”
Environmental Health ↗Re-checked Sep 10, 2026
Septic inspectionRequired
New or replaced septic systems governed by the Bates County onsite sewage rules, before the system is covered.
- The Environmental Public Health Specialist must inspect and sign that the system is approved before covering it.
- The local rule permits owner installation but recommends a certified county installer.
“Before covering the system you must arrange for the Environmental Public Health Specialist to inspect and sign that your system is approved. Note: you may install the septic system yourself, but it is highly recommended that you use a certified county installer to install the system.”
Bates County On-Site Sewage Rules and Regulations ↗Re-checked Sep 10, 2026
Building in a floodplainRequired
Proposed construction or other development, including placement of manufactured homes, in a Special Flood Hazard Area identified on the applicable Flood Insurance Rate Maps in unincorporated Bates County.
- A floodplain development permit is required before development proceeds in the Special Flood Hazard Area.
- Development in the regulatory floodway requires an Engineering “No-Rise” Certificate obtained by the community before the floodplain development permit may be issued.
- The Bates County Surveyor is identified by Bates County as the Flood Plain Manager.
- SEMA lists Bill Lethcho as the Bates County floodplain administrator; incorporated communities including Adrian, Butler, and Rich Hill have separately listed floodplain administrators.
applicable area: Special Flood Hazard Area shown on the community Flood Insurance Rate Maps · regulatory floodway requirement: Engineering No-Rise Certificate before floodplain development permit issuance
“A Floodplain Development Permit is required for all proposed construction or other development, including the placement of manufactured homes, in the areas identified as a Special Flood Hazard Area (A zones or AE zones, etc.) on the Flood Insurance Rate Maps (FIRMs) for the community. No development is allowed except through the issuance of a Floodplain Development Permit, granted by the community’s floodplain administrator.”
Bates County Surveyor’s Office – Bates County Courthouse ↗Re-checked Sep 23, 2026
Permit processPublished (with conditions)
On-site sewage systems within Bates County handled by the Bates County Health Center under its ordinance.
- A permit is required for a single-family homeowner under 3 acres and for commercial facilities, schools, churches, renters, or any person or entity installing a new system or making a major modification or repair.
- Major modification includes relocation of the system or part of it, replacement of the septic tank, or construction of a new absorption field.
- A crushed lateral may be repaired without a permit, but adding laterals requires a permit.
- Tank pumping does not require a permit.
- Single-family residences over 3 acres do not need a permit but must install the system to county standards.
- A second system on land over 3 acres requires a permit unless the land is deeded in the owner's name and is also over 3 acres.
- The application requires a drawing showing field locations, slopes, field layout, length, spacing, connection, pipe sizes, cleanout details, trench depth and width, setbacks to wells, property lines, and utilities, plus any other information required by the administrative authority.
- A percolation test or soil morphology from a certified person and the appropriate fee must accompany the application.
- Construction may begin only after the Environmental Public Health Specialist reviews the application and issues a green construction permit.
- The county rules state that systems with daily designed sewage flow over 3,000 gallons and non-single-family lagoons must contact Missouri DNR, and subdivisions must contact DNR before applying for approval or permits under the county rule.
maximum covered daily designed sewage flow: <= 3000 gallons per day (Facilities over 3,000 gallons per day must contact Missouri DNR.) · single-family residential lot permit threshold: < 3 acres (Single-family residences over 3 acres do not need a permit, subject to the stated second-system exception.)
“After reviewing the application, the Environmental Public Health Specialist will give a green construction permit, and construction can begin.”
BATES COUNTY ON-SITE SEWAGE RULES AND REGULATIONS ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- Partial — Onsite sewage permits in Bates County administered through the Bates County Health Center's Environmental Public Health Specialist.
  “Sewage permists are also handled by the Environmental Public Health Specialist.”
  Environmental Health – BatesCountyHealthCenter.org ↗Re-checked Sep 10, 2026
Building permitNot required
The official county website lists no building/permit or code-enforcement office; Missouri does not have a statewide residential code and non-charter (third-class) counties like Bates generally lack authority to require building permits in unincorporated areas. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.
Bates County Courthouse - Official County Website (department directory) ↗Scouted from the county site, not yet independently re-checked
County-wide zoningAbsent
The official county department directory contains no planning/zoning office; zoning applies only within incorporated cities such as Butler or Adrian.
Bates County Courthouse - Official County Website (department directory) ↗Scouted from the county site, not yet independently re-checked

Missouri rules that apply here

Building code adoptedPartial
Missouri statewide legal framework for building-code adoption by counties and other communities; the statutes authorize local adoption rather than establishing one uniformly adopted statewide building code.
- County authority under RSMo 64.170 applies to counties of the first and second classification.
- A county that had not adopted a building code before August 28, 2001 must obtain voter approval before adopting under RSMo 64.170 to 64.200.
- The adoption vote is limited to voters in the affected area; a code affecting a county is not voted on by citizens of incorporated territory.
- A county adopting under RSMo 64.180 must use a current nationally recognized building code edition from calendar year 1999 or later, as amended.
- A county building ordinance may not conflict with liquefied petroleum gas installation requirements governed by RSMo 323.020.
- A community may incorporate a code by reference only if it otherwise has legal power to adopt the ordinance.
- A code incorporated by reference must be filed with the community clerk and available for public inspection for 90 days before adoption.
- An ordinance adopting a code by reference must state the penalty separately rather than incorporate the penalty by reference.
- RSMo 67.280 defines community to include any county, fire protection district, or municipality, and municipality to include an incorporated city, town, or village.
“Because fire and building codes are adopted at the local level in Missouri”
RSMo Section 64.170 ↗Re-checked Sep 11, 2026
2 more reviewed findings on this topic
- Partial — Residential building-code adoption by Missouri counties, particularly construction in unincorporated county territory.
  “the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations”
  RSMo § 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026
- Partial — County adoption of residential building codes in Missouri, with the resulting regulations applicable to unincorporated territory when adopted under the statutory authority.
  “the county commission in all counties of the first and second classification, as provided by law, is for this purpose empowered”
  RSMo Section 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026
Zoning districtsPartial
Missouri statutory authority for counties to create zoning districts in unincorporated territory; this does not establish or publish the actual zoning districts for any particular county.
- The statute applies to unincorporated territory of counties subject to sections 64.211 to 64.295.
- Actual district boundaries, regulations, and maps depend on county adoption and are not supplied by this statewide statute.
- District regulations must be uniform for each class or kind of building or land use within each district, although regulations may differ between districts.
- The regulations must be made in accordance with a comprehensive plan.
“the unincorporated territory may be divided into districts of such number, shape and area as may be deemed best suited”
RSMo Section 64.261 — Zoning districts, creation, regulations ↗Re-checked Oct 5, 2026
Septic permitRequired
Installing or repairing most onsite wastewater treatment systems in Missouri, including residential systems subject to state permitting.
- A construction permit is required before installing or repairing most OWTS.
- Some single-family residential lots may be exempt.
- For residential property less than three acres, a permit is required; the exemption does not apply in some counties, so the county authority must be checked.
- Work should not begin until a permit is issued or an exemption is confirmed.
- Effective August 28, 2026, application fees for onsite sewage disposal system construction, modifications, and repairs are temporarily suspended.
residential lot threshold: < 3 acres (The exemption does not apply in some counties.) · temporary permit-fee suspension effective date: 2026-08-28 (Applies to application fees associated with onsite sewage disposal system construction, modifications, and repairs.)
“A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
OWTS Construction Permit Process ↗Re-checked Sep 11, 2026
3 more reviewed findings on this topic
- Limited — Onsite wastewater treatment system installation or repair in Bates County under Missouri's statewide baseline rules, subject to Bates County's local ordinance and administrative requirements.
  “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
  OWTS Construction Permit Process ↗Re-checked Sep 10, 2026
- Required — Installing or repairing most onsite wastewater treatment systems statewide in Missouri.
  “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
  OWTS Construction Permit Process ↗Re-checked Oct 1, 2026
- Required — Proposed campgrounds, mobile home parks, and subdivisions planning to use onsite wastewater treatment systems anywhere in Missouri.
  “DNR must approve subdivisions, mobile home parks and campgrounds if the use of OWTS is planned.”
  OWTS Construction Permit Process ↗Re-checked Oct 1, 2026
Off-grid sanitationLimited
Off-grid domestic wastewater treatment using onsite wastewater treatment systems where central sewer service is unavailable.
- Onsite systems treat and dispose of domestic sewage on the property where generated.
- A construction permit is generally required, including for residential property less than three acres, subject to county-specific exceptions.
- Wastewater may not be discharged into a road ditch or onto the ground.
- Local permitting authorities may impose additional requirements.
residential lot threshold: < 3 acres (The exemption does not apply in some counties.)
“Onsite wastewater treatment systems are sometimes referred to as "septic systems." These systems treat and dispose of domestic sewage on the property where it is generated.”
health.mo.gov ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Allowed (with conditions) — Use of onsite wastewater treatment systems as off-grid sanitation where central sewer service is unavailable in Missouri.
  “In Missouri, where central sewer service is not available, homeowners and small business owners use various types of onsite wastewater treatment systems (OWTS).”
  Onsite Wastewater Treatment ↗Re-checked Oct 1, 2026
Well permitRequired
Construction or alteration of a public water supply well serving a public water system in Bates County.
- Public water systems must receive written approval from the Missouri Department of Natural Resources Public Drinking Water Branch before constructing or altering a public well.
- The exception is for systems meeting the charitable and benevolent organization exemptions in section 640.116, RSMo.
- Anyone proposing to install a public well must contact the department's regional office for a well site survey.
- The public water system must obtain an estimated casing depth letter from the Missouri Geological Survey Water Resources Center before applying for construction authorization.
- There is no fee for the well site survey and estimated casing depth letter services.
- A public water system is defined in the cited source as a system with at least 15 service connections or regularly serving an average of at least 25 individuals daily, at least 60 days per calendar year.
- Failure to obtain construction authorization may result in approval delays and possibly the owner having to properly plug the well and drill a new one according to 10 CSR 60-3.
minimum service connections for public water system: >= 15 connections · minimum average persons served: >= 25 individuals per day (must occur at least 60 days per calendar year)
“Public water systems must receive written approval from the PDWB before constructing or altering a public well”
Who Regulates Water Wells in Missouri? - PUB4001 ↗Re-checked Oct 6, 2026
6 more reviewed findings on this topic
- Limited — Construction or repair of private domestic, multi-family, and high-yield water wells in Bates County, including pump installation and work performed by contractors.
  “A restricted water well or pump installation permit is required for someone to contract these activities or to direct the installation.”
  Water Wells - PUB2945 ↗Re-checked Sep 26, 2026
- Required — Construction or repair of a water well in Bates County when performed by a contractor or another person subject to Missouri's well-installation permitting requirements.
  “A non-restricted water well installation permit is required to construct or repair a water well in Missouri.”
  Water Wells - PUB2945 ↗Re-checked Oct 6, 2026
- Limited — Construction or repair of a water well in Bates County by a landowner installing the landowner's own well or pump.
  “Landowners may install their own well or pump without a permit pursuant to the above mentioned law and rules.”
  Water Wells - PUB2945 ↗Re-checked Oct 6, 2026
- Required — A person or contractor conducting regulated work to drill, construct, repair, reconstruct, plug, or install pumps or pumping equipment in a water well, heat-pump well, monitoring well, or related well in Missouri.
  “A non-restricted permit is required to drill, construct, repair, reconstruct, plug, or install pumps or pumping equipment in a well.”
  Well and Pump Installation Contractor Permitting ↗Re-checked Oct 1, 2026
- Limited — Construction or repair of water wells, installation or replacement of pumps, and associated plumbing and electrical work in Missouri.
  “A non-restricted water well installation permit is required to construct or repair a water well in Missouri.”
  Water Wells - PUB2945 ↗Re-checked Oct 5, 2026
- Limited — Construction or alteration of a public well serving a Missouri public water system.
  “Public water systems must receive written approval from the PDWB before constructing or altering a public well”
  Who Regulates Water Wells in Missouri? - PUB4001 ↗Re-checked Oct 5, 2026
Agricultural exemptionAvailable (with conditions)
Farm buildings and farm structures used for agricultural purposes under the county building and land-use restriction provisions of RSMo sections 64.800 to 64.905.
- The exemption does not apply within incorporated portions of counties.
- The exemption applies to raising crops, livestock, orchards, or forestry and to specified rice-farming or flood-irrigation impoundments.
- For farm buildings or farm structures, the area must not be within the area shown on the flood hazard area map.
- The statute preserves the validity of county ordinances or orders adopted before March 4, 1991.
- Other laws and local requirements may still apply.
rice-farming or flood-irrigation berm height: <= 18 inches (small berms placed around a field to hold water for growing rice or flood irrigation)
“This section shall not apply to the erection, maintenance, repair, alteration or extension of farm buildings or farm structures used for such purposes in an area not within the area shown on the flood hazard area map.”
RSMo Section 64.890 — Building and land use restrictions; exemptions ↗Re-checked Oct 5, 2026
5 more reviewed findings on this topic
- Available (with conditions) — Counties operating under Missouri's second- and third-class county zoning statutes, including agricultural land uses and farm structures where the statutory conditions apply.
  “farm buildings or farm structures used for such purposes in an area not within the area shown on the flood hazard area map.”
  RSMo § 64.620 — Building restrictions — limitations on regulations ↗Re-checked Sep 10, 2026
- Available (with conditions) — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures as against county fire-protection or fire-prevention ordinances.
  “Notwithstanding any provision of law to the contrary, no fire protection or fire prevention ordinance adopted by any county in this state shall be exercised so as to impose regulations or to require permits with respect to the erection, maintenance, repair, alteration, or extension of farm buildings or farm structures.”
  RSMo Section 64.003 — Farm buildings and farm structures ↗Re-checked Sep 11, 2026
- Available (with conditions) — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures used for agricultural purposes under RSMo section 64.890, outside incorporated portions of counties and outside areas shown on flood hazard area maps.
  “This section shall not apply to the erection, maintenance, repair, alteration or extension of farm buildings or farm structures used for such purposes [...]”
  RSMo Section 64.890 ↗Re-checked Oct 1, 2026
- Available (with conditions) — Farm buildings and farm structures statewide, with respect to county fire-protection and fire-prevention ordinances.
  “no fire protection or fire prevention ordinance adopted by any county in this state shall be exercised so as to impose regulations or to require permits [...]”
  revisor.mo.gov ↗Re-checked Oct 1, 2026
- Available — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures with respect to county fire-protection or fire-prevention ordinances.
  “Notwithstanding any provision of law to the contrary, no fire protection or fire prevention ordinance adopted by any county in this state shall be exercised so as to impose regulations or to require permits with respect to the erection, maintenance, repair, alteration, or extension of farm buildings or farm structures.”
  RSMo Section 64.003 — Farm buildings and farm structures ↗Re-checked Oct 5, 2026
Subdividing landLimited
Subdivision plats in the unincorporated areas of counties covered by RSMo section 64.070 after the county commission adopts subdivision regulations.
- The county commission must first adopt subdivision regulations.
- The plat must first be submitted to the planning commission.
- If the county planning commission does not report upon the plat within thirty days, it may then be deemed approved.
- If amended or rejected by the planning commission, the action may be overruled and the plat approved only by the county commission, with the reasons for overruling spread upon the county commission minutes.
- The recorder of deeds may not record the plat until receiving a certificate of authority from the county zoning enforcement officer.
- The statute also permits a county planning commission, upon written request of an incorporated area's legislative body where there is no municipal planning commission, to pass upon subdivision plats within that incorporated area; those plats are subject to county planning commission rules and approval procedures.
planning commission reporting period: 30 days (If no report is made, the plat may then be deemed approved.)
“After the county commission shall have adopted such subdivision regulations, no plat of a subdivision of land within the unincorporated area of such county [...]”
RSMo Section 64.070 ↗Re-checked Oct 1, 2026
One more reviewed finding on this topic
- Limited — Subdivision regulations adopted by Missouri cities, towns, or villages under RSMo section 89.410.
  “The planning commission shall recommend and the council may by ordinance adopt regulations governing the subdivision of land within its jurisdiction.”
  RSMo Section 89.410 ↗Re-checked Oct 1, 2026
Driveway accessRequired
Construction or modification of driveways within MoDOT right-of-way statewide.
- A permit is required for construction of driveways and modifications to existing driveways on MoDOT right-of-way.
- An initial online request must be submitted for each planned listed activity.
- Engineered plans, traffic studies, hydraulic analysis, traffic-control plans, surety deposits, or performance bonds may be required depending on the work.
- The rule does not establish a permit requirement for driveways outside MoDOT right-of-way.
“We require you to obtain a permit to work on MoDOT's Right of Way for: Construction of driveways”
Permits | Missouri Department of Transportation ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Limited — Construction or modification of driveways within MoDOT right-of-way in Bates County.
  “We require you to obtain a permit to work on MoDOT's Right of Way for: Construction of driveways”
  Permits – Missouri Department of Transportation ↗Re-checked Sep 10, 2026
Permit feesPublished (with conditions)
Missouri Department of Natural Resources air construction permits statewide.
- Fees apply to air construction permits, not to every Missouri building or land-use permit.
- Construction permit fees include a filing fee and an hourly processing fee.
- The filing fee depends on the type of construction permit.
- The listed fees are effective January 1, 2026.
- Fees applicable until December 31, 2025 are available on the Air Construction Permit Fees white sheet.
- A convenience fee is charged for electronic payment.
portable source relocation filing fee: 300 USD · minor permit filing fee: 300 USD · minor permit processing fee: per 100 USD (hour) · general permit filing fee: 700 USD · new source review filing fee: 6000 USD (plus $100 per hour processing fee) · prevention of significant deterioration filing fee: 6000 USD (plus $100 per hour processing fee) · hazardous air pollutant filing fee: 6000 USD (plus $100 per hour processing fee) · temporary or pilot filing fee: 250 USD (plus $100 per hour processing fee)
“Construction permit fees include a filing fee and an hourly processing fee. The filing fee is dependent on the type of construction permit.”
Air Construction Permits ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Published (with conditions) — Missouri onsite wastewater treatment system construction, modification, and repair application fees administered under the statewide DHSS OWTS program.
  “Effective August 28, 2026, [...] the application fees associated with on-site sewage disposal system construction, modifications, and repairs will be temporarily suspended.”
  OWTS Construction Permit Process ↗Re-checked Oct 5, 2026
county zoning authorityLimited
Missouri county zoning authority over unincorporated land.
- RSMo § 64.850 applies to counties of the first class without a charter and counties of the second, third, or fourth class.
- RSMo § 64.620 applies to counties of the second or third class to which §§ 64.510–64.690 apply.
- Adoption under §§ 64.510–64.690 requires approval by vote of the people under § 64.530.
- The authority applies in unincorporated portions and not incorporated portions.
- The regulations must be in accordance with a comprehensive plan.
- Under § 64.090, the zoning power does not apply to raising crops, livestock, orchards, or forestry; seasonal or temporary rice-farming or flood-irrigation impoundments; specified farm structures outside mapped flood-hazard areas; or underground mining entered through shafts outside mapped flood-hazard areas.
- Existing lawful uses and specified public-utility services are protected under the cited statutory schemes.
“the county commission of any county of the first class not having a charter form of government, or of any county of the second, third or fourth class may, after approval by vote of the people as provided in section 64.845, regulate and restrict, by order of record, in the unincorporated portions of the county, the height, number of stories, and size of buildings, the percentage of lots that may be occupied, the size of yards, courts and other open spaces, the density of population, the location and use of buildings, structures and land for trade, industry, residence or other purposes.”
RSMo § 64.850 — County commission may prescribe zoning regulations ↗Re-checked Oct 1, 2026
2 more reviewed findings on this topic
- General — Missouri counties adopting zoning regulations for unincorporated territory.
  “If a majority of the votes cast is in favor of county zoning, the county commission shall proceed with a program of county zoning”
  RSMo § 64.090 — Planning and zoning powers of county commission ↗Re-checked Sep 21, 2026
- Limited — Missouri county zoning of unincorporated land.
  “counties of the second, third or fourth class may, after approval by vote of the people [...] in the unincorporated portions of the county”
  RSMo § 64.090 — Planning and zoning powers of county commission ↗Re-checked Oct 1, 2026
county building authorityLimited
County authority to regulate residential construction and issue building permits in unincorporated areas of Missouri.
- The authority under sections 64.170 to 64.200 applies to counties of the first and second classification.
- A county that had not adopted a building code before August 28, 2001, must obtain voter approval before adopting one under those sections.
- Only voters in the area affected by the proposed code may vote; incorporated-territory citizens cannot vote on a code affecting a county.
- The county commission must hold at least three public hearings and provide the statutory newspaper publication and county posting notices before adoption.
- Regulations adopted under section 64.180 apply to unincorporated territory, except as otherwise provided.
- Adopted or amended codes after August 28, 2001, must use a current, calendar year 1999 or later edition of a nationally recognized building code, as amended.
- A county building ordinance may not conflict with liquefied petroleum gas installations governed by section 323.020.
public hearings before adoption: >= 3 hearings minimum (Section 64.180(3)) · newspaper notice: >= 15 days (Notice of hearing time and place must be published in at least two newspapers having general circulation within the county) · posted notice: >= 15 days (Notice must be posted in four conspicuous places in the county) · minimum nationally recognized building-code edition: >= calendar year 1999 edition year (Applies after August 28, 2001, under section 64.180)
“The regulations adopted shall be applicable to the unincorporated territory of the county, except as otherwise provided herein”
RSMo Section 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026
2 more reviewed findings on this topic
- Limited — County regulation of construction and issuance of building permits for buildings, including residential construction, in Missouri counties, with the practical focus on county-controlled areas outside incorporated territory.
  “the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations to control the construction”
  RSMo § 64.170 — County commissions control construction and issue building permits ↗Re-checked Sep 21, 2026
- Limited — Missouri counties' authority to require permits and regulate residential construction in unincorporated areas.
  “Before the adoption of such code of regulations, the county commission shall hold at least three public hearings thereon”
  RSMo § 64.170 — County commissions control construction; issue building permits ↗Re-checked Oct 1, 2026

Inside cities and towns in Bates County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

Building code adoptedAdopted (with conditions)
Construction of dwellings and accessory buildings within the City of Rich Hill, Missouri.
- A permit is required for all construction of dwellings and accessory buildings.
- Permit fees are established by the Board of Aldermen through the City Fee Schedule.
- The ordinance establishes minimum housing and building requirements within city limits; it does not establish the building-code status of Bates County's other municipalities or unincorporated areas.
temporary shipping-container permit validity: 1 calendar year from issuance, or until the associated building permit expires (May be extended for an additional 180 days subject to the city's official determination.)
“A permit shall be required for all construction of dwellings and accessory buildings.”
1716 Bill No. 721 Minimum Housing Standards ↗Re-checked Sep 10, 2026
Local zoningPresent (with conditions)
City of Rich Hill, Missouri, within Bates County.
- The cited City of Rich Hill agenda identifies Bill No. 767 as an ordinance adopting a zoning ordinance.
- The agenda describes regulation of land uses, building and structure locations and heights, yards, courts, and other open spaces, division of the city into districts, and establishment of a board of zoning and adjustment.
- The agenda is from October 2022; the current codified ordinance and zoning map were not located in the reviewed official material.
“That the Board of Aldermen of the City of Rich Hill, Missouri, hereby adopts the following provisions setting out the Planning and Zoning Code within the city limits of Rich Hill, Missouri, as specified in Exhibit A to this Ordinance:”
October 19, 2022 – City of Rich Hill ↗Re-checked Sep 29, 2026
3 more reviewed findings on this topic
- Present (with conditions) — City of Rich Hill, Missouri, within Bates County; the city's planning and zoning commission is responsible for municipal planning and zoning functions.
  “The commission shall have and perform all of the functions of the zoning commission provided for in sections 89.010 to 89.250.”
  1735 Bill No 737 Planning Commission Enabling ↗Re-checked Sep 10, 2026
- Present (with conditions) — Land and buildings within the City of Butler, Bates County, Missouri.
  “Zoning regulates land uses within the City.”
  Zoning | City of Butler, MO - Official Website ↗Re-checked Sep 26, 2026
- Present (with conditions) — Land uses and parcels within the incorporated City of Butler, Bates County, Missouri.
  “Zoning regulates land uses within the City. Each parcel in the City is assigned to a zone which describes the regulations under which that land may be used. The Zoning Code identifies allowable uses and sets standards such as minimum lot size, maximum building height, and minimum front yard depth.”
  Zoning — City of Butler, Missouri ↗Re-checked Oct 6, 2026
Minimum dwelling sizeSpecified
Dwellings and other buildings in Bates City zoning districts A, R-1, R-1A, R-2, R-3, C, and I.
- The table identifies minimum main-level floor area by district; Planned Development districts may establish alternate standards through an approved development plan.
minimum floor area, district A: >= 1200 square feet main level · minimum floor area, districts R-1 and R-1A: >= 1200 square feet main level · minimum floor area, districts R-2 and R-3: >= 900 square feet per unit main level
“Minimum Floor Area (square feet — main level) | 1,200 | 1,200 | 1,200 | 900 (ea. unit) | 900 (ea. unit) | — | —”
City of Bates City — Planning & Zoning ↗Re-checked Sep 10, 2026
Minimum lot sizeSpecified
Lots in Bates City zoning districts A, R-1, R-1A, R-2, R-3, C, and I.
- The table is district-specific. Planned Development districts may establish alternate bulk and area standards through an approved development plan.
minimum lot size, district A: >= 1 acre · minimum lot size, district R-1: >= 14000 square feet · minimum lot size, district R-1A: >= 7000 square feet · minimum lot size, district R-2: >= 15000 square feet · minimum lot size, district R-3: >= 22000 square feet · minimum lot size, district C: >= 10000 square feet · minimum lot size, district I: >= 15000 square feet
“Minimum lot size (square feet or acres) | 1 | 14,000 | 7,000 | 15,000 | 22,000 | 10,000 | 15,000”
City of Bates City — Planning & Zoning ↗Re-checked Sep 10, 2026
Building heightSpecified
Buildings in Bates City zoning districts A, R-1, R-1A, R-2, R-3, C, and I.
- The table is district-specific. Planned Development districts may establish alternate height standards through an approved development plan.
maximum building height, district A: <= 45 feet · maximum building height, districts R-1, R-1A, R-2, R-3, C: <= 35 feet · maximum building height, district I: <= 45 feet
“Maximum building height (feet) | 45 | 35 | 35 | 35 | 35 | 35 | 45”
City of Bates City — Planning & Zoning ↗Re-checked Sep 10, 2026
Living in an RVLimited
Recreational vehicles within the corporate limits of Rich Hill, Missouri.
- A recreational vehicle may not be occupied as a permanent or temporary residence within city limits unless a permit is approved for building a new home.
- A temporary-residence permit requires that the property owner be building a new home with a minimum living space of 1,500 square feet.
- The RV must be owned by and situated on the property of the property owner.
- The owner must provide a project timeline with a projected completion date not more than six months from start to finish.
- The RV may not be occupied before fourteen days before the construction start date.
- For homes over 2,500 square feet requiring more than six months, permit extensions may be approved by the Board of Aldermen at its discretion.
- A permit is required and fees are established by the City Fee Schedule.
- Organized gatherings under fourteen days, no more than once per calendar year, with written Board of Aldermen approval, are exempt from the ordinance's requirements and prohibitions.
minimum new-home living space: >= 1500 sq ft · maximum ordinary construction timeline: <= 6 months (Extensions may be approved for homes over 2,500 square feet and for completion-date failures.) · pre-construction occupancy limit: <= 14 days (The RV may not be occupied prior to fourteen days before construction start.) · permit fee: City Fee Schedule
“shall not be occupied as a permanent or temporary residence”
richhillmo.com ↗Re-checked Sep 26, 2026
Camping on your landLimited
Temporary camping or temporary residence in a recreational vehicle within Rich Hill city limits.
- Temporary RV residence requires a permit approved for building a new home.
- The new home must have at least 1,500 square feet of living space.
- The RV must be owned by and situated on the property of the property owner.
- The construction timeline must project completion within six months, subject to stated extensions.
- The RV may not be occupied before fourteen days before construction begins.
- Organized gatherings under fourteen days, held no more than once per calendar year, and approved in writing by the Board of Aldermen are exempt.
minimum new-home living space: >= 1500 sq ft · maximum ordinary construction timeline: <= 6 months (Discretionary extensions are available under the ordinance.) · permit fee: City Fee Schedule
“A Recreational Vehicle shall not be occupied as a permanent or temporary residence within city limits unless a permit is approved for building a new home.”
richhillmo.com ↗Re-checked Sep 26, 2026

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 building permits, inspections, or related construction approvals in Bates County.
Inspections — Building inspections associated with construction in Bates County, including unincorporated areas and incorporated municipalities.
Certificate of occupancy — Certificates of occupancy for buildings in Bates County, including unincorporated areas and incorporated municipalities.
Setbacks — Building setbacks and yard requirements in Bates County, including unincorporated areas.
Lot coverage — Lot coverage or percentage of lot that may be occupied in Bates County, including unincorporated areas and incorporated municipalities.

5 more unanswered

Tiny homes
Manufactured homes
Accessory dwellings
Mandatory utility hookup
Short-term rentals

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 Bates County, Missouri

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

Bates County scores 75/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost.

Do you need a building permit in Bates County, Missouri?

Bates County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Bates County Health Center - Environmental Health (under Missouri DHSS). 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 Bates County, Missouri?

Land in Bates County runs about $4,006 per acre, based on the latest county data.

What is the water situation in Bates County?

Bates County gets about 43.2" of rain a year, with severe drought in roughly 8.5% of years.

How remote is Bates County?

A representative private-land location has about 11,138 people within a 30-minute drive and 3,083,711 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.

Building permits, zoning and land rules in Bates County, Missouri

At a glance

Who to call

Do you need a building permit in Bates County, Missouri?

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

Does Bates County have zoning?

How do septic permits work in Bates County?

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

What are the steps to build a home in Bates County?

What should you check before buying land in Bates County?

Watch-outs

Sources

Compared with neighboring counties

Bates County in Missouri

How Bates County scores

Find land. Bring the promising ones back.

Parcel due diligence

Cities and towns in Bates County

Answers from the rulebook for Bates County

Bates County rules

Missouri rules that apply here

Inside cities and towns in Bates County

Still unanswered

Living off-grid in Bates County, Missouri

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

Do you need a building permit in Bates County, Missouri?

How much does land cost in Bates County, Missouri?

What is the water situation in Bates County?

How remote is Bates County?

How Bates compares in Missouri