Bolthole Index

Callaway County, Missouri

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

65Index Score / 100
#84 of 115 in Missouri

Unincorporated Callaway County, Missouri requires no building or occupancy permit, and Callaway County has not adopted planning or zoning12. Separate approvals still matter: the Callaway County Sewer District requires permits for single-home onsite systems in its coverage area, and development in mapped county flood-hazard areas requires a floodplain permit34. Incorporated cities and villages may apply their own rules5.

At a glance

Building permit
Not required in unincorporated Callaway County; incorporated cities may require their own6
Zoning
No county zoning in unincorporated areas; municipal rules vary25
Septic permits
Sewer District permit required for single-home systems in its coverage area73
Owner-builder
Yes: with no county building permit, there is no permit to be exempt from8
RV / tiny home / zoning dimensions
No county zoning rule restricts RV or tiny-home occupancy or sets minimum home size, lot size, or setbacks in unincorporated areas9101112
Driveway / utility road crossing
Right-of-Way Access Permit required from Road and Bridge before any driveway or utility line crosses a county road1314
Water well permit
Landowners may install their own well or pump without a permit statewide15
Septic soil difficulty
Only 0.1% of county soils are free of severe limits for a conventional drain field16

Who to call

Septic permits

Callaway County Sewage Ordinance Contact

Questions about the county's sewage ordinance and septic administration for new construction in unincorporated Callaway County; leave a message

573-491-1118

Floodplain permits

Callaway County Floodplain Ordinance Contact

Questions about the county's flood plain ordinance for new construction in unincorporated Callaway County; leave a message

573-592-2480

Roads & driveways

Callaway County Road and Bridge Engineer

Right-of-Way Access (driveway) permits and Utility Right-of-Way permits for lines crossing a county road; leave a message

573-642-0740

Contact details are copied from each office’s official page and were checked against it on October 3, 2026.

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

No building or occupancy permit is required for construction in unincorporated Callaway County117. There is therefore no county building-permit application process to complete, and an owner-builder may construct a home without seeking an exemption from such a permit188. We could not confirm whether Callaway County has formally adopted a building code or conducts separate building inspections, so ask the County Commission if either point affects your project. Separate permits still apply to specific work: obtain a Right-of-Way Access Permit before constructing a driveway entrance on a county-maintained road, and obtain a Utility Right-of-Way permit before taking water, telephone, or electrical lines across a county road1314. Incorporated cities and villages may impose their own building, occupancy, planning, and zoning requirements5.

Who handles septic, floodplain, and road questions in Callaway County?

Callaway County does not publish a building-permit process for unincorporated construction because no county building or occupancy permit is required there18. For sewage-ordinance questions, the county-published contact is reachable at 573-491-111819. The Callaway County Sewer District is the contact point for onsite septic permitting across its coverage area, which excludes places regulated by the Public Service Commission or another wastewater provider7. For mapped flood-hazard land, the county's floodplain-ordinance contact is reachable at 573-592-248020. The Road and Bridge Engineer at 573-642-0740 handles driveway access and utility-line crossings of county roads21. Before applying anywhere, confirm that the parcel is outside an incorporated city or village because local municipal permit processes may replace the unincorporated-county answer5.

Does Callaway County have zoning?

Callaway County has not adopted county-administered planning or zoning2. Unincorporated Callaway County consequently sets no zoning-based minimum dwelling size, minimum lot size, setbacks, lot-coverage limit, or building-height limit1011122223. Those answers do not override septic, floodplain, road-right-of-way, or stormwater controls. Inside the county's MS4 stormwater area, land development disturbing 1 acre or more—and smaller work within a larger common plan—falls under county stormwater rules; qualifying projects used exclusively for agriculture or silviculture are exempt from those MS4 rules2425. Zoning varies inside incorporated places, including Fulton, Holts Summit, Lake Mykee, New Bloomfield, Mokane, Kingdom City, and Auxvasse, so verify municipal rules when a parcel lies within city or village limits5.

How do septic permits work in Callaway County?

The Callaway County Sewer District is the contact point for onsite septic permitting in its coverage area, which spans the county except places regulated by the Public Service Commission or another wastewater provider7. Every single-home onsite system in that coverage area needs a permit to install or upgrade, and contractors must notify the district at least 24 hours before performing the work3. Callaway County also operates under a local onsite-wastewater ordinance that may be stricter than Missouri's minimum standards; some incorporated places may instead send applicants to the state26. Only 0.1% of county soils are rated free of severe limitations for a conventional drain field, so establish system feasibility and cost before committing to a house site16. Missouri allows onsite wastewater systems where central sewer is unavailable, but the system must receive the applicable approval and meet state and stricter local standards27. For an existing system, a private licensed inspector can assess its condition because local health agencies generally no longer inspect systems for real-estate transfers28.

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

Unincorporated Callaway County has no county zoning rule restricting full-time RV living, temporary camping, tiny-home occupancy, manufactured-home occupancy, or accessory dwellings9. That freedom is limited to county zoning: an occupied RV, tiny home, manufactured home, or accessory dwelling still needs a lawful sanitation arrangement. Missouri permits onsite wastewater treatment where central sewer is unavailable, subject to applicable approval and state or stricter local standards27. The county's own sanitation finding is limited to onsite wastewater systems; we could not confirm whether another off-grid sanitation method is allowed, so ask the sewage-ordinance contact before planning one2919. Placement of a manufactured home or other development in mapped county flood-hazard areas requires a floodplain development permit before work begins4. Incorporated cities and villages may apply their own zoning, building-permit, and occupancy-permit rules5.

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

  1. Confirm whether the parcel is unincorporated or inside a municipality, because city and village rules vary5.
  1. Contact the Callaway County Sewer District, identify the wastewater provider for the parcel, and secure the required single-home onsite-system permit before installation or an upgrade73.
  1. Check the flood map; mapped county flood-hazard development needs a separate permit before work begins4.
  1. Obtain Road and Bridge approval before constructing a driveway entrance on a county-maintained road, and obtain a Utility Right-of-Way permit only if a utility line will cross a county road1314.
  1. Arrange water. A landowner may install a personal well or pump without the contractor permit otherwise required for regulated well work15.
  1. Build without a county building or occupancy permit if the site is in unincorporated Callaway County, while separately satisfying every applicable septic, floodplain, road, and stormwater rule117.

What to check before you buy land in Callaway County

Start with septic feasibility: only 0.1% of Callaway County soils are rated free of severe limitations for a conventional drain field16. Ask the Sewer District which wastewater provider covers the parcel and what the proposed house site can support before treating land as buildable7. Check the flood map as well, because proposed construction and other development in the county's mapped A and AE flood zones requires a floodplain development permit4. Verify legal access and whether a new entrance touches a county-maintained road; driveway location and culvert details require Road and Bridge approval before construction13. For larger projects in the MS4 stormwater area, development disturbing 1 acre or more—or smaller work within a larger common plan—falls under county stormwater rules24. Countywide subdivision requirements outside that area remain unconfirmed, so ask the County Commission before dividing a tract. Typical property tax is about 0.8%, with a median annual bill near $1,5493031.

Watch-outs

  • Only 0.1% of Callaway County soils are rated free of severe limitations for a conventional drain field, so establish septic feasibility before making an offer16.
  • Unincorporated Callaway County has no county zoning restriction on RV living, tiny-home occupancy, accessory dwellings, or temporary camping, but sanitation, floodplain, road, and stormwater rules can still apply9.
  • Development in mapped county flood-hazard areas requires a floodplain development permit even though unincorporated Callaway County requires no general building permit41.

Sources

  1. Callaway County Planning and Zoning Information, quoted and re-checked
  2. Callaway County Planning and Zoning Information, quoted and re-checked
  3. On-site Single Home — Callaway County Sewer District, quoted and re-checked
  4. No. 11 Callaway County Court Order — Flood Damage Prevention Resolution, Part 2, quoted and re-checked
  5. Callaway County Planning and Zoning Information, quoted and re-checked
  6. Callaway County Planning and Zoning Information (2026 county census)
  7. About Us — Callaway County Sewer District, quoted and re-checked
  8. Missouri law on county zoning and building authority
  9. Missouri law on county zoning and building authority
  10. Callaway County Planning and Zoning Information, quoted and re-checked
  11. Callaway County Planning and Zoning Information, quoted and re-checked
  12. Callaway County Planning and Zoning Information, quoted and re-checked
  13. Appendix B — Driveway Locations and Culverts, quoted and re-checked
  14. Callaway County Planning and Zoning Information, quoted and re-checked
  15. Water Wells - PUB2945, quoted and re-checked
  16. 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
  17. Callaway County Planning and Zoning Information, quoted and re-checked
  18. Callaway County Planning and Zoning Information, quoted and re-checked
  19. Callaway County Sewage Ordinance Contact (callawaycounty.org)
  20. Callaway County Floodplain Ordinance Contact (callawaycounty.org)
  21. Callaway County Road and Bridge Engineer (callawaycounty.org)
  22. Callaway County Planning and Zoning Information, quoted and re-checked
  23. Callaway County Planning and Zoning Information, quoted and re-checked
  24. Callaway County MS4 Stormwater Regulations, quoted and re-checked
  25. Callaway County MS4 Stormwater Regulations, quoted and re-checked
  26. OWTS Construction Permit Process — Callaway County authority listing, quoted and re-checked
  27. Onsite Wastewater Treatment (Missouri statewide rule), quoted and re-checked
  28. Onsite Wastewater Treatment System Inspections Versus Evaluations (Missouri statewide rule), quoted and re-checked
  29. OWTS Construction Permit Process, quoted and re-checked
  30. Effective property tax rate: Bolthole Index county data
  31. Median property tax bill: Bolthole Index county data

Written October 3, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Unlike 5 of its 6 neighbors, Callaway County requires no county building permit for a home.

RuleCallaway CountyOsage CountyMontgomery CountyBoone CountyAudrain CountyCole CountyGasconade County
Building permitNot requiredLimitedRequiredRequiredNot requiredRequiredLimited
County zoningNoNoYesYesNoYesNo
Septic permitsCounty Health Dept.DHSSCounty Health Dept.County Resource ManagementCounty Health Dept.County Health Dept.DHSS

County locator

Callaway County in Missouri

65
County map
Callaway County highlighted among the Missouri counties · colored by Index score

How Callaway County scores

Seclusion35100% ev.
Self-Sufficiency63100% ev.
Admin Boringness94100% ev.
Durability56100% ev.
Property Autonomy47100% ev.
Carry Cost77100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$278kTypical home
0.8%Property tax
$4,653Land / acre
42.4"Annual rain
7% of yrsSevere drought
14.1 / yr (+11.7)Mid-century 100°F days
15.8 daysMid-century dry spell
1.97" (+7.2%)Mid-century 1-day rain
1.81×Wildfire change factor
100%Forward climate coverage
$1,909Home insurance / yr
2.5% / yrInsurance growth
1.26%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
136,996People within 30 min
2,825,857People within 2 hr
34,477Radius comparison (15 mi)
53.6People / sq mi
2.4%Federal land
74.1%Land at 15% slope or less
0.1%Soils rated "not limited" for septic (strict USDA rating)
459 acWorkable land screen
47.3%Wooded land
49.8 tonsBiomass / forest ac
54.9°FAvg temp

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Cities and towns in Callaway County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet researched: Auxvasse · Holts Summit · Mokane · New Bloomfield

Answers from the rulebook for Callaway County

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

Callaway County rules

  • Building permitNot required

    New construction and building activity in unincorporated areas of Callaway County.

    • Incorporated cities and villages may have their own planning, zoning, building-permit, and occupancy-permit requirements.
    • A separate Utility Right-of-Way permit is required when lines such as water, phone, or electrical lines cross a county road.
    “No occupancy permits or building permits are required in unincorporated areas of Callaway County.”
  • Owner-builder exemption · follows from the permit answerNot needed

    Unincorporated Callaway County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.

    • Incorporated cities and villages may have their own planning, zoning, building-permit, and occupancy-permit requirements.
    • A separate Utility Right-of-Way permit is required when lines such as water, phone, or electrical lines cross a county road.
    “No occupancy permits or building permits are required in unincorporated areas of Callaway County.”
  • Certificate of occupancyNot required

    Occupancy permits or certificates of occupancy for property in unincorporated areas of Callaway County.

    • Incorporated cities and villages may have their own occupancy-permit requirements.
    “No occupancy permits or building permits are required in unincorporated areas of Callaway County.”
  • County-wide zoningAbsent

    County-administered planning and zoning throughout Callaway County.

    • The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations.
    “Callaway County has not adopted planning or zoning.”
    One more reviewed finding on this topic
  • Local zoningVaries (with conditions)

    County aggregate of zoning across unincorporated Callaway County and its incorporated cities and villages; the county itself does not administer each municipal ordinance.

    • The county states that it has not adopted planning or zoning.
    • Incorporated areas may have planning and zoning regulations, building permits, and/or occupancy permits administered by their respective cities or villages.
    • The county page identifies Fulton, Holts Summit, Lake Mykee, New Bloomfield, Mokane, Kingdom City, and Auxvasse as incorporated areas that may have such regulations.
    “Incorporated areas of Callaway County that may have planning and zoning regulations, building permits, and/or occupancy permits”
    2 more reviewed findings on this topic
    • Absent — County zoning and planning requirements in unincorporated areas of Callaway County.
      “Callaway County has not adopted planning or zoning. [...] No occupancy permits or building permits are required in unincorporated areas of Callaway County.”
    • Varies (with conditions) — Aggregate local-zoning situation across Callaway County, including unincorporated areas and incorporated municipalities; the county itself does not administer each municipal ordinance.
      “A map of the city’s zoning can be found here.”
  • Zoning districtsNot published

    County zoning districts in unincorporated Callaway County.

    • This absence finding is limited to county zoning; incorporated areas may have planning and zoning regulations.
    “Callaway County has not adopted planning or zoning.”
  • Minimum dwelling sizeNone

    Residential dwelling size in unincorporated Callaway County.

    • The county has not adopted planning or zoning; incorporated cities and villages may have their own planning, zoning, building-permit, or occupancy requirements.
    • This conclusion addresses county zoning-based minimum dwelling size requirements and does not determine requirements imposed by other authorities.
    “Callaway County has not adopted planning or zoning.”
  • Minimum lot sizeNone

    Zoning-based minimum lot size in unincorporated Callaway County.

    • The county has not adopted planning or zoning; incorporated cities and villages may have their own planning and zoning regulations.
    • Subdivision and stormwater requirements may apply in separately regulated areas; this claim does not negate those requirements.
    “Callaway County has not adopted planning or zoning.”
  • SetbacksNone

    Zoning-based setbacks in unincorporated Callaway County.

    • The county has not adopted planning or zoning; incorporated cities and villages may have their own planning and zoning regulations.
    • This claim does not address floodplain, road-right-of-way, septic, stormwater, or other non-zoning controls.
    “Callaway County has not adopted planning or zoning.”
  • Lot coverageNone

    Zoning-based lot-coverage limits in unincorporated Callaway County.

    • The county has not adopted planning or zoning; incorporated cities and villages may have their own planning and zoning regulations.
    • Stormwater regulations can still apply to qualifying development in the MS4 area.
    “Callaway County has not adopted planning or zoning.”
  • Building heightNone

    Zoning-based building-height limits in unincorporated Callaway County.

    • The county has not adopted planning or zoning; incorporated cities and villages may have their own planning and zoning regulations.
    • This claim does not address non-zoning restrictions or engineering requirements.
    “Callaway County has not adopted planning or zoning.”
  • Living in an RV · by state lawUnrestricted

    Unincorporated Callaway County: no county rule sets this, because Callaway County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations.
    “Callaway County has not adopted planning or zoning.”
  • Camping on your land · by state lawUnrestricted

    Unincorporated Callaway County: no county rule sets this, because Callaway County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations.
    “Callaway County has not adopted planning or zoning.”
  • Tiny homes · by state lawUnrestricted

    Unincorporated Callaway County: no county rule sets this, because Callaway County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations.
    “Callaway County has not adopted planning or zoning.”
  • Manufactured homes · by state lawUnrestricted

    Unincorporated Callaway County: no county rule sets this, because Callaway County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations.
    “Callaway County has not adopted planning or zoning.”
  • Accessory dwellings · by state lawUnrestricted

    Unincorporated Callaway County: no county rule sets this, because Callaway County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations.
    “Callaway County has not adopted planning or zoning.”
  • Who permits septicCounty (with conditions)

    On-site wastewater permitting and administration in unincorporated Callaway County.

    • Callaway County has its own onsite wastewater ordinance and may impose requirements beyond Missouri minimum construction standards.
    • Some incorporated cities may not fall under the local permitting authority; for work in those incorporated areas, the local permitting authority defers the permit process to DHSS.
    “Agency: Callaway County Commission Authority Type: Ordinance”
    One more reviewed finding on this topic
    • Local — On-site septic permitting in Callaway County, including the Callaway County Sewer District coverage area.
      “We are also the contact point for on-site septic permitting in Callaway County.”
  • Septic permitRequired

    All on-site single-home single systems within the Callaway County Sewer District's septic-permitting coverage area.

    • A permit is required to install or upgrade an on-site system.
    • For upgrades or modifications, the district instructs applicants to contact its office before beginning work.
    • All contractors must notify the office at least 24 hours before work is performed.
    • The district's coverage has exceptions for areas regulated by the Public Service Commission or other wastewater providers.
    • Missouri DHSS states generally that some single-family residential lots may be exempt and that the applicable permitting authority must be determined first.

    contractor advance notice: 24 hours (Applies to all contractors performing the work.)

    “All on-site single home single systems are required to acquire a permit to install or upgrade an on-site system.”
  • Mandatory utility hookupConditional

    Utility lines crossing a Callaway County road, including water, telephone, or electrical lines.

    • The county requirement is specifically for crossing a county road; the source does not establish a general requirement to connect to public water or sewer service.
    • Incorporated municipalities may have separate utility requirements.
    “Callaway County requires a Utility Right-of-Way permit by those who plan to cross a county road with lines (water, phone, electrical, etc.), please contact Howard David Thomas, Callaway County Road and Bridge Engineer for this permit.”
    One more reviewed finding on this topic
    • Conditional — Utility lines such as water, telephone, or electrical lines that cross a Callaway County road.
      “Callaway County requires a Utility Right-of-Way permit by those who plan to cross a county road with lines (water, phone, electrical, etc.), please contact Howard David Thomas, Callaway County Road and Bridge Engineer for this permit.”
  • Agricultural exemptionAvailable (with conditions)

    Agricultural and silvicultural projects within the Callaway County MS4 stormwater jurisdictional area that would otherwise be subject to the County MS4 Stormwater Regulations.

    • The exemption applies only to projects exclusively for agricultural and silvicultural uses.
    • Agricultural or silvicultural roads used to access other lands subject to the regulations are not exempt.
    • Agricultural structures used for other uses subject to the regulations are not exempt.
    • The exemption is from the MS4 stormwater regulations and does not establish an exemption from other applicable County, state, federal, septic, floodplain, or municipal requirements.
    • The regulations were adopted 2024-10-15.
    “Projects that are exclusively for agricultural and silvicultural uses.”
  • Subdividing landLimited

    Subdivision applications and related land development within Callaway County’s MS4 stormwater management jurisdictional area.

    • The MS4 area includes unincorporated areas within the Jefferson City Urban Area and any additional buffer areas adopted by the County Commission.
    • Requirements apply to new development or redevelopment disturbing 1 acre or more, smaller activities that are part of a larger common plan of development, or development involving construction, reconstruction, or alteration of a stormwater drainage facility.
    • The regulations were adopted 2024-10-15.
    • This claim does not establish a countywide subdivision-plat approval requirement outside the MS4 area.

    land disturbance threshold: >= 1 acre (Smaller activities are covered when part of a larger common plan of development.)

    “These regulations shall be applicable to all land development, including, but not limited to, site plan applications, subdivision applications, and grading applications, that are located within the stormwater management jurisdictional area, also referred to as the MS4 area.”
  • Driveway accessRequired

    A new temporary or permanent driveway entrance requiring access to a county-maintained road right-of-way.

    • The right-of-way access permit must be obtained before constructing the driveway entrance.
    • Driveway location must be approved by the Road and Bridge Department before construction.
    • Culvert locations and pipe sizes require Road and Bridge Department approval before installation.
    • A 12-inch corrugated metal pipe may be authorized only when the Road and Bridge Department determines it appropriate.
    • A pipe longer than 50 feet requires prior Road and Bridge Department approval.
    • If minimum entrance stopping sight distance is not met, the permit will not be approved; an appeal may be made to the County Commission.
    • The property owner bears the cost of a new culvert installation.

    minimum culvert pipe diameter: >= 15 inches (A 12 inch CMP will be authorized only in situations where it is determined to be appropriate by the Road and Bridge Department.) · minimum culvert pipe length: >= 24 feet · pipe length requiring prior approval: > 50 feet (No pipe longer than 50 feet shall be installed without prior approval by the Road and Bridge Department.)

    “An application for a Right of Way Access Permit (driveway) must be obtained from the Road and Bridge Department, prior to constructing any driveway entrance (temporary or permanent). Driveway location must be approved by the Road and Bridge Department prior to construction.”
  • Building in a floodplainRequired

    All proposed construction or other development, including placement of manufactured homes, on lands within Callaway County identified as numbered or unnumbered A zones and AE zones on the specified Flood Insurance Rate Map, including substantial improvements.

    • The ordinance applies to lands identified as numbered and unnumbered A zones and AE zones on Callaway County FIRM Index Map Panel 29027CIND0B dated September 5, 2012, as amended, and any future revisions thereto.
    • A separate floodplain development permit is required for each structure or other development.
    • No person, firm, corporation, or unit of government may initiate development or substantial improvement before obtaining the permit.
    • The permit is granted by the Callaway County Commission or its duly designated representative, subject to safeguards and restrictions reasonably imposed under the ordinance and Article 4.
    • The county's planning page identifies Michelle Kidwell as the flood plain ordinance contact and states that incorporated areas may have their own planning, zoning, building-permit, and occupancy-permit regulations.
    “In all areas covered by this ordinance, no development shall be permitted except through the issuance of a floodplain development permit”
  • Permit processNot published

    Occupancy and building-permit process for construction in unincorporated Callaway County.

    • Incorporated areas of Callaway County may have their own planning, zoning, building-permit, and/or occupancy-permit requirements.
    • This claim does not address county permits separately required for floodplain development, driveway access, utility right-of-way crossings, sewage, or other specifically regulated activities.
    “No occupancy permits or building permits are required in unincorporated areas of Callaway County.”

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”
    2 more reviewed findings on this topic
  • Septic inspectionLimited

    Inspection or evaluation of existing onsite wastewater systems in connection with Missouri real-estate transfers.

    • Local public health agencies generally no longer inspect existing systems for real-estate transfers.
    • A private licensed inspector may perform an inspection or evaluation.
    • A lender, buyer, or other transaction participant may require an assessment.
    • Some local standards may be more stringent than state regulations.
    • Inspections and evaluations are distinct; an inspection includes a hydraulic test, while an evaluation does not.
    “For the most part, local public health agencies no longer inspect existing systems related to real estate transfer. The help of a licensed inspector can be obtained to check the condition of the system.”
    One more reviewed finding on this topic
    • Limited — Inspections of existing onsite sewage systems in connection with property sales statewide in Missouri.
      “Missouri Department of Health and Senior Services' (DHSS) rules governing onsite sewage systems cover minimum construction requirements, system inspections at the time of property sales, and requirements for percolation testers and soil evaluators.”
  • Off-grid sanitationLimited

    Off-grid or onsite wastewater sanitation systems in Callaway County and elsewhere in Missouri where central sewer is unavailable.

    • A permit is generally required before installing or repairing an OWTS.
    • Some single-family residential lots may be exempt, but the exemption must be confirmed by the appropriate permitting authority before work begins.
    • DHSS covers single-family systems and onsite or cluster systems treating domestic wastewater flows of 3,000 gallons per day or less through soil absorption.
    • DNR regulates, among other systems, non-single-family lagoons, systems discharging to surface waters, systems over 3,000 gallons per day using soil absorption, and industrial wastewater systems.
    • DNR approval is required for subdivisions, mobile home parks, and campgrounds planning to use OWTS.

    domestic wastewater flow threshold: <= 3000 gallons per day (Systems above this threshold are among those regulated by DNR.)

    “The Missouri Department of Health and Senior Services (DHSS) regulations cover: 1. Single-family residential systems including lagoons; 2. Onsite or cluster systems that treat domestic wastewater flows of 3,000 gallons per day or less and disperse the wastewater through soil treatment/absorption systems.”
    2 more reviewed findings on this topic
    • Limited — Off-grid domestic wastewater treatment using onsite wastewater treatment systems where central sewer service is unavailable.
      “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.”
    • 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).”
  • Well permitLimited

    Construction or alteration of a public well serving a Missouri public water system.

    • 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 requirement does not apply when the system meets 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 survey addresses minimum isolation or setback distances from known or potential contaminant sources, including septic tanks, sanitary sewer lines, and landfills.
    • Before applying for construction authorization, the public water system must obtain an estimated casing-depth letter from the Missouri Geological Survey Water Resources Center.
    • There is no fee for the well-site-survey and estimated-casing-depth-letter services.
    • Failure to obtain construction authorization may result in approval delays and possibly require the owner to properly plug the well and drill a new one according to 10 CSR 60-3.

    public water system threshold: at least 15 service connections or regularly serves an average of at least 25 individuals daily, at least 60 days per calendar year

    “Public water systems must receive written approval from the PDWB before constructing or altering a public well”
    3 more reviewed findings on this topic
    • Limited — Water wells serving property in Callaway County under Missouri statewide well-construction rules.
      “A non-restricted water well installation permit is required to construct or repair a water well in Missouri. A non-restricted pump installation permit is required to install or replace a pump in a water well. A non-restricted pump installation permit is also needed to install or repair the plumbing and electrical lines from the well to the point of entry in the structure. A restricted water well or pump installation permit is required for someone to contract these activities or to direct the installation. Landowners may install their own well or pump without a permit pursuant to the above mentioned law and rules.”
    • 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.”
    • 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.”
  • 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.”
    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.”
  • 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.”
    2 more reviewed findings on this topic
  • 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”
    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”
    • 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”

Still unanswered

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

  • Inspections — Building inspections for construction in unincorporated areas of Callaway County.
  • Short-term rentals — Short-term rental use in Callaway County.

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

Living off-grid in Callaway County, Missouri

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

Callaway County scores 65/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost. Watch-outs: about 136,996 people within a 30-minute drive.

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

Callaway 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 Callaway County Health Department (onsite wastewater under MO DHSS, 19 CSR 20-3). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in Callaway County is allowed: Unincorporated Callaway County: no county rule sets this, because Callaway County's own reviewed answer confirms it has no county-wide zoning ordinance. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. The county statement concerns county-adopted planning or zoning; incorporated municipalities may have separate local regulations. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Callaway County, Missouri?

Land in Callaway County runs about $4,653 per acre, based on the latest county data.

What is the water situation in Callaway County?

Callaway County gets about 42.4" of rain a year, with severe drought in roughly 7% of years.

How remote is Callaway County?

A representative private-land location has about 136,996 people within a 30-minute drive and 2,825,857 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 Callaway compares in Missouri

Compare side-by-side →See all 115 Missouri counties ranked →