Bolthole Index

Franklin County, Missouri

Building permits, zoning and septic rules in Franklin County, Missouri

66Index Score / 100
#80 of 115 in Missouri

Unincorporated Franklin County, Missouri requires building permits and inspections for new construction, subject to listed exemptions12. Franklin County Planning & Zoning regulates unincorporated land, and the Building Department issues septic permits for systems covered by the county wastewater code34. City building and zoning rules differ; Washington also requires its City Building Official’s written permit for private sewage disposal when public sewer is unavailable567.

At a glance

Building permit
Required for new construction in unincorporated Franklin County8
Zoning
Yes; the county Planning & Zoning Department zones unincorporated areas9
Septic permit
Required for covered construction, installation, enlargement, alteration or repair10
Driveway/road access
County entrance permit needed for a driveway onto a county-maintained road; a state permit is needed onto a state highway1112
Owner-builder exemption
Agricultural structures may qualify; no general residential owner-builder exemption confirmed13
Building codes
2021 International codes plus the 2020 National Electrical Code14
Water wells
State licensing applies to regulated well work; a separate county homeowner permit is unconfirmed15

Who to call

Building permits

Franklin County Building Department

Building permits, inspections, mobile-home permits and on-site sewage (septic) permits for unincorporated Franklin County

636-583-6384

building@franklinmo.gov

400 East Locust, Union, MO 63084

Zoning

Franklin County Planning & Zoning Department

Zoning, land divisions, rezoning, conditional use permits, variances and floodplain administration for unincorporated Franklin County

636-583-6369

planningandzoning@franklinmo.gov

400 East Locust, Union, MO 63084

Roads & driveways

Franklin County Highway Department

Entrance (driveway) permits and right-of-way permits onto county-maintained roads in Franklin County

636-583-6361

400 East Locust, Union, MO 63084

Contact details are copied from each office’s official page and were checked against it on October 12, 2026.

Off-grid gear

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

Yes. Unincorporated Franklin County, Missouri requires a building permit for new construction, and the county Building Department inspects new structures816. Franklin County enforces the 2021 International Building, Residential, Mechanical, Plumbing, Fire, and Swimming Pool and Spa Codes, plus the 2020 National Electrical Code14. The published schedule has a $25 nonrefundable application fee and a $150 minimum calculated construction-permit fee; starting construction without a permit doubles the permit fee17. One-story detached accessory structures of 300 square feet or less are exempt from the building permit, while a carport or prefab building over 300 square feet fastened to concrete needs one1. A qualifying agricultural structure used solely for agriculture, never for human habitation, and at least 200 feet from any residence does not need a building permit but does need an on-site inspection by the Building Department first13.

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

The Franklin County Building Department issues building permits and inspects new construction in unincorporated Franklin County82. Reach the department at 636-583-6384, building@franklinmo.gov, or 400 East Locust, Union, Missouri18. Inside Washington, Union, St. Clair and Gerald, the cities handle building permits5192021. Septic approval is separate: Washington requires its City Building Official’s written permit when public sewer is unavailable, and Gerald requires its City Inspector’s written permit while preserving additional state or county Health Officer requirements722. For other city addresses, ask the county Building Department whether the proposed septic system falls within its jurisdiction4. The county provides applications, checklists and inspection guidance; ask the Building Department to calculate the full building-permit charge from its fee schedule2324.

Does Franklin County have zoning?

Franklin County zones unincorporated land, and its Planning and Zoning Commission reviews conditional-use requests, rezoning, preliminary plats and planned unit developments325. The Planning & Zoning Department also regulates land divisions, lot-line adjustments, address assignments, road naming and floodplain administration26. We could not confirm district-specific lot-size, setback, height or lot-coverage standards; request a Zoning Permit/Verification to confirm the parcel’s district and whether the intended use is permitted26. Inside Washington, Union, Pacific and Gerald, city zoning applies6272829. City zoning does not settle septic approval: Washington and Gerald require city private-sewage permits, and Gerald preserves additional state or county Health Officer requirements722. Subdivision developers using on-site wastewater must comply with state residential-development and sewage rules and contact Missouri DNR before applying for county wastewater approval3031.

How do septic permits work in Franklin County?

Franklin County requires an application and permit before constructing, installing, enlarging, altering or repairing an on-site wastewater system covered by its code32. The Franklin County Building Department administers systems below 3,000 gallons per day and stabilization ponds serving one single-family dwelling; commercial or industrial facilities and subdivision developers must contact the Missouri Department of Natural Resources before applying under the county rule4. The residential sewer fee for new work or repairs is $135 plus $200 escrow, paid by separate check17. An application requires the fee, a detailed plot plan, sewer design, a soil evaluation when required, and an affidavit confirming the installer choice32. Minor repairs that do not alter the original design, routine maintenance and clearing stoppages are exceptions, while an emergency-repair application is due by the next working business day32. The county inspects installation, and the final inspection is due within 12 months after permit issuance3331. Only about 2.2% of Franklin County soils rate free of severe limits for a conventional drain field, so test the site before fixing the house location or budget34.

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

We could not confirm a countywide rule allowing long-term RV living, temporary camping or tiny-home occupancy on private land in unincorporated Franklin County; because the county zones unincorporated land, ask the Planning & Zoning Department about the exact parcel and proposed use before buying or moving a unit onto the land35. A Zoning Permit/Verification confirms both the parcel's zoning district and whether a proposed use is permitted26. Franklin County does not recognize a privy as sewage disposal for a continuously occupied dwelling; privies are considered only under limited remote-area conditions and require Building Official approval36. Alternative wastewater systems remain subject to county permitting and inspection unless an express exception applies37.

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

  1. Get zoning verification. Ask Planning & Zoning to confirm the parcel's district and whether the planned home and any temporary living arrangement are allowed26.
  2. Test the site for wastewater. Only 2.2% of county soils rate free of severe limits for a conventional drain field34.
  3. Apply for the septic permit. Submit the plot plan, sewer design, required soil evaluation, installer affidavit and fee to the Building Department; incomplete applications are not processed1023.
  4. Apply for the building permit before starting work. Franklin County requires permits for new construction, and starting first doubles the permit fee817.
  5. Resolve road access. A driveway from a county-maintained road requires the Highway Department's permit, while construction or modification within MoDOT right-of-way requires a state permit1112.
  6. Schedule inspections. Franklin County inspects new construction, and covered septic work needs installation and final inspections1633.

What should you check before buying land in Franklin County?

If an existing system serves the property, hire a private licensed inspector because Missouri local health agencies generally do not inspect systems for real-estate transfers38. Missouri requires licensing for people doing regulated well work; we could not confirm a separate Franklin County homeowner well permit15. Ask Planning & Zoning whether the site lies in a mapped flood hazard area because that department administers county floodplain matters26. The median property-tax bill is about $1,774 a year at an effective rate near 0.8%3940.

Watch-outs

  • A privy cannot serve as sewage disposal for a continuously occupied dwelling in Franklin County36.
  • We could not confirm a countywide RV-occupancy or tiny-home rule; get a zoning verification for the specific parcel before assuming either use is allowed26.
  • Franklin County’s agricultural-structure exemption does not establish a general owner-builder exemption for a home; ask the Building Department about residential permit eligibility13.
  • For a septic system designed at exactly 3,000 gallons per day, ask the Franklin County Building Department to confirm jurisdiction before applying; the code’s scope says less than 3,000, while its permit exceptions exclude systems over 3,000432.

Sources

  1. Building | Franklin County, MO, quoted and re-checked
  2. Building, quoted and re-checked
  3. Planning & Zoning Department, quoted and re-checked
  4. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  5. Washington: Article IV: Supplementary Regulations - City of Washington, MO (Franklin County), quoted and re-checked
  6. Washington: Table of Contents - City of Washington, MO (Franklin County), quoted and re-checked
  7. Washington: Article VI: Private Sewage Disposal Systems - City of Washington, MO (Franklin County), quoted and re-checked
  8. Building, quoted and re-checked
  9. Planning & Zoning Department (2026 county census)
  10. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  11. Franklin County Highway Department (franklinmo.gov)
  12. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  13. Amendments to the 2021 Residential One- and Two-Family Dwelling Code, quoted and re-checked
  14. Building, quoted and re-checked
  15. Permits Needed for Well Driller Businesses, quoted and re-checked
  16. Building, quoted and re-checked
  17. Franklin County Building Department Fee Rate Schedule, quoted and re-checked
  18. Franklin County Building Department (franklinmo.gov)
  19. Union: Article II: Building Regulations - City of Union, MO (Franklin County), quoted and re-checked
  20. St. Clair: Chapter 6—Building permits (Franklin County), quoted and re-checked
  21. Gerald: Article VIII: Additional Building Codes And Regulations (Franklin County), quoted and re-checked
  22. Gerald: Chapter 710: Sewer System (Franklin County), quoted and re-checked
  23. Building | Franklin County, MO, quoted and re-checked
  24. Building, quoted and re-checked
  25. Planning & Zoning Commission, quoted and re-checked
  26. Franklin County Planning & Zoning Department (franklinmo.gov)
  27. Union: Table of Contents - City of Union, MO (Franklin County), quoted and re-checked
  28. Pacific: City of Pacific, MO Code of Ordinances (Franklin County), quoted and re-checked
  29. Gerald: Table of Contents - City of Gerald, MO (Franklin County), quoted and re-checked
  30. Resources — Missouri Onsite Wastewater Treatment, quoted and re-checked
  31. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  32. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  33. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  34. 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
  35. Planning & Zoning Commission, quoted and re-checked
  36. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  37. County of Franklin On-Site Wastewater Disposal Code, quoted and re-checked
  38. Onsite Wastewater Treatment System Inspections Versus Evaluations (Missouri statewide rule), quoted and re-checked
  39. Median property tax bill: Bolthole Index county data
  40. Effective property tax rate: Bolthole Index county data

Written October 12, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like 4 of its 6 neighbors, Franklin County requires a building permit for a home.

RuleFranklin CountyWarren CountyGasconade CountySt. Charles CountyJefferson CountySt. Louis CountyCrawford County
Building permitRequiredRequiredLimitedRequiredRequiredRequiredNot required
County zoningYesYesNoYesYesYesNo
Septic permitsFranklin CountyCounty SanitarianDHSSCounty Div. of Building & Code EnforcementCounty Code Enforcement Div.County Dept. of Public HealthCounty Health Dept.

County locator

Franklin County in Missouri

66
County map
Franklin County highlighted among the Missouri counties · colored by Index score

How Franklin County scores

Seclusion52100% ev.
Self-Sufficiency69100% ev.
Admin Boringness4690% ev.
Durability56100% ev.
Property Autonomy47100% ev.
Carry Cost74100% 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 →

$273kTypical home
0.8%Property tax
$5,647Land / acre
43.1"Annual rain
4.4% of yrsSevere drought
15.8 / yr (+12.9)Mid-century 100°F days
15.9 daysMid-century dry spell
1.98" (+8.4%)Mid-century 1-day rain
1.84×Wildfire change factor
100%Forward climate coverage
$2,121Home insurance / yr
2.2% / yrInsurance growth
1.23%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
27,459People within 30 min
3,402,236People within 2 hr
59,530Radius comparison (15 mi)
115.3People / sq mi
0.1%Federal land
72.9%Land at 15% slope or less
2.2%Soils rated "not limited" for septic (strict USDA rating)
12,920 acWorkable land screen
60.3%Wooded land
49.5 tonsBiomass / forest ac
55.3°FAvg temp

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Cities and towns in Franklin 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: Berger · Town of Charmwood · Village of Leslie · Village of Miramiguoa Park · Village of Parkway

Answers from the rulebook for Franklin County

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

Franklin County rules

  • Building permitRequired

    New construction of structures in unincorporated Franklin County, including residential construction, subject to adopted county codes and listed exemptions.

    • The county page states that the Building Department issues permits and inspects new construction in unincorporated Franklin County.
    • One-story detached accessory structures are exempt when floor area does not exceed 300 square feet.
    • A carport or prefab building over 300 square feet fastened to concrete requires a permit; if fastened to dirt, a permit is not required.
    • Agricultural buildings may qualify for the agricultural structure exemption only under the separately stated conditions.

    application and processing fee: 25 USD (non-refundable)

    “Issues permits and inspects new construction of structures within unincorporated Franklin County to establish minimum requirements to safeguard public safety, health, and general welfare per the adopted code.”
    One more reviewed finding on this topic
    • Required — New construction of structures in unincorporated Franklin County.
      “WHEN CONSTRUCTION HAS STARTED PRIOR TO OBTAINING A BUILDING PERMIT, THE PERMIT FEE SHALL BE DOUBLED.”
  • Owner-builder exemptionConditional

    An agricultural structure built in unincorporated Franklin County; the source documents an agricultural-structure permit exemption, not a general owner-builder exemption for residential dwellings.

    • The structure must be used solely and exclusively for agricultural purposes.
    • It may house farm implements, hay, grain, poultry, livestock, or other horticultural products exclusively.
    • It cannot be a place of human habitation, a place of employment where agricultural products are processed, treated, or packaged, or a place used by the public.
    • The structure requires an on-site inspection by the Franklin County Building Department before construction to determine feasibility of agricultural use.
    • It must be at least 200 linear feet from any residence on the subject property or neighboring properties.
    • The owner must sign before a notary and return the original document with the plot plan within 30 days.
    • If the use is not 100% agricultural, a building permit, sealed as-built plan, and double permit fee are required; further legal action may also result.

    minimum distance from any residence: >= 200 linear feet (subject property or neighboring properties) · return deadline for notarized exemption document: 30 days (within thirty days)

    “Such structure must be located a minimum of 200 linear feet from any residence located on the subject property or neighboring properties. An agricultural structure does not require a building permit. If this structure is not used 100% for agricultural purposes, then a building permit must be obtained.”
  • Building code adoptedAdopted (with conditions)

    County building-code requirements for new construction in unincorporated Franklin County.

    • The county page states the listed codes were in effect as of April 23, 2024.
    • Listed codes include 2021 International Building, Residential, Mechanical, Plumbing, Fire, and Swimming Pool and Spa Codes, plus the 2020 National Electric Code.
    • The county page also identifies code amendments and a septic ordinance adopted and amended September 23, 2025, effective October 1, 2025.

    building code edition: 2021 International Building Code · residential code edition: 2021 International Residential Code · national electric code edition: 2020

    “Building Codes in Effect as of April 23, 2024 International Building Code / 2021 International Residential Code / 2021”
    One more reviewed finding on this topic
    • Adopted (with conditions) — County building-code enforcement in unincorporated Franklin County.
      “Building Codes in Effect as of April 23, 2024”
  • InspectionsRequired

    New construction of structures in unincorporated Franklin County.

    • The official Building page states that the department inspects new construction.
    • The specific inspection sequence and exceptions were not established from the opened official pages.
    “inspects new construction of structures within unincorporated Franklin County”
    One more reviewed finding on this topic
    • Required — New construction of structures in unincorporated Franklin County.
      “Issues permits and inspects new construction of structures within unincorporated Franklin County to establish minimum requirements to safeguard public safety, health, and general welfare per the adopted code.”
  • County-wide zoningPresent (with conditions)

    County zoning regulation in unincorporated Franklin County.

    • The county source expressly limits the described planning and zoning activities to unincorporated areas.
    • Specific uses may require zoning permits, conditional-use permits, rezoning, or variances.
    “We are responsible for regulating a variety of planning activities in unincorporated areas, including land divisions, lot-line adjustments, zoning districts, address assignments, road naming, and floodplain administration.”
    One more reviewed finding on this topic
    • Present (with conditions) — County zoning and land-use regulation in unincorporated Franklin County.
      “The Franklin County Planning and Zoning Commission reviews Conditional Use Permit Requests, Preliminary Plats, Planned Unit Developments, and Rezoning Requests.”
  • Local zoningPresent (with conditions)

    County-administered zoning in unincorporated Franklin County.

    • This claim concerns the county's unincorporated jurisdiction; incorporated municipalities may administer separate local rules.
    “The Franklin County Planning and Zoning Commission reviews Conditional Use Permit Requests, Preliminary Plats, Planned Unit Developments, and Rezoning Requests.”
  • Who permits septicCounty

    County administration of the on-site wastewater disposal code for systems within the code's scope.

    • The code covers on-site wastewater disposal systems of less than 3,000 gallons per day and stabilization ponds serving one single-family dwelling.
    • Commercial or industrial facilities and subdivision developers must first contact the Missouri Department of Natural Resources before applying for approvals or permits under the county rule.

    design flow: < 3000 gallons per day (The code also covers stabilization ponds serving only one single-family dwelling.)

    “The Franklin County Building Department was created by Missouri State Statute and the official in charge thereof shall be known as the building official.”
    2 more reviewed findings on this topic
    • County — On-site wastewater systems within the Franklin County code's scope.
      “The building official shall receive applications, review construction documents and issue a permit for the installation of on-site wastewater systems. The building official shall inspect the system as it is being installed to enforce compliance with the provision of this code.”
    • County — On-site wastewater disposal systems governed by the County of Franklin On-Site Wastewater Disposal Code.
      “This code, adopted by Frankin County, establishes minimum design and construction standards for on-site wastewater disposal systems of less than three thousand gallons (3000 gal.) per day of flow and stabilization ponds serving only one (1) single family dwelling.”
  • Septic permitRequired

    Construction, installation, enlargement, alteration, or repair of an on-site wastewater disposal system within the county-code scope.

    • The permit requirement does not apply to systems over 3,000 gallons per day, stabilization ponds serving other than one single-family dwelling, minor repairs that do not modify the original design, clearing stoppages, pumping tanks, or routine maintenance.
    • Emergency repair applications are due the next working business day.
    • A permit fee is due upon submission; applications require a detailed plot plan, sewer design, soil evaluation where required, homeowner/property-owner/developer affidavit confirming installer choice, and other pertinent information.

    design flow threshold: < 3000 gallons per day (Systems over the threshold are listed as an exception.)

    “Any owner or owner’s authorized agent who intends to construct, install, enlarge, alter, or repair an on-site wastewater disposal system shall first make application to the Building Department and obtain the required permit.”
    2 more reviewed findings on this topic
    • Required — Construction, installation, enlargement, alteration, or repair of an on-site wastewater disposal system within the county code's scope.
      “Any owner or owner’s authorized agent who intends to construct, install, enlarge, alter, or repair an on-site wastewater disposal system shall first make application to the Building Department and obtain the required permit.”
    • Required — Construction, installation, enlargement, alteration, or repair of an on-site wastewater disposal system governed by the county code.
      “Any owner or owner’s authorized agent who intends to construct, install, enlarge, alter, or repair an on-site wastewater disposal system shall first make application to the Building Department and obtain the required permit.”
  • Septic inspectionRequired

    Inspection of on-site wastewater systems within the county-code scope.

    • The building official may accept written inspection reports from approved agencies or individuals instead of personally performing every inspection.
    • A final inspection is required within 12 months from permit issuance.

    final inspection deadline: 12 months from permit issuance

    “The building official shall inspect the system as it is being installed to enforce compliance with the provision of this code.”
  • Off-grid sanitationLimited

    Privies and alternative on-site wastewater systems within the county-code scope.

    • The county code includes privies and alternative systems within its regulated wastewater scope.
    • Permit and inspection requirements apply unless an express exception applies.
    • Commercial or industrial facilities and subdivision developers must first contact the Missouri Department of Natural Resources.
    “The design, construction, operation and maintenance of sewage treatment and disposal systems, whether septic tank systems, privies or alternative systems, shall be the responsibility of the designer, owner, developer, installer or user of the system.”
    One more reviewed finding on this topic
    • Limited — Privies and other non-sewer sanitation methods under the Franklin County on-site wastewater code.
      “A privy will be allowed only under limited conditions and will not be recognized as a method of sewage disposal for a continuously occupied dwelling, business or other structure. A privy will only be considered for remote areas not served by a piped water source.”
  • Subdividing landRegulated (with conditions)

    Subdivisions and developments in Franklin County involving on-site wastewater systems.

    • DNR residential-development regulations and the onsite sewage law both apply.
    • Commercial or industrial facilities and subdivision developers must contact DNR before applying for county-code approvals or permits when the county septic code applies.
    “Anyone subdividing or developing property must comply with DNR residential development regulations as well as the onsite sewage law.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and preliminary-plat review in Franklin County.
      “The Franklin County Planning and Zoning Commission reviews Conditional Use Permit Requests, Preliminary Plats, Planned Unit Developments, and Rezoning Requests.”
    • Regulated (with conditions) — Preliminary plats and planned unit developments reviewed by the Franklin County Planning and Zoning Commission.
      “Preliminary Plats, Planned Unit Developments”
  • Permit feesPublished

    Franklin County Building Department permit fees and related fees.

    • The schedule lists a $25 application and processing fee as non-refundable.
    • Refunds are granted if work has not started.
    • The minimum calculated construction permit fee is $150.
    • If construction starts before obtaining a building permit, the permit fee is doubled.
    • Escrow fees must be paid with a separate check.

    minimum calculated construction permit fee: 150 USD · application and processing fee: 25 USD (Non-refundable.) · residential sewer, new or repair: 135 USD (Plus $200 escrow fee.) · site inspection: 50 USD · reinspection: 50 USD (Applies if more than two trips for the same specific inspection; $50 per subsequent trip.)

    “MINIMUM CALCULATED CONSTRUCTION PERMIT FEE $150.00.”
    2 more reviewed findings on this topic
    • Published — Franklin County Building Department permit fees and related fees.
      “APPLICATION & PROCESSING FEE OF $25 IS NON- REFUNDABLE. REFUNDS OF PERMIT FEES ARE GRANTED IF WORK HAS NOT STARTED.”
    • Published — County building-permit fee information for unincorporated Franklin County.
      “FRANKLIN COUNTY BUILDING DEPARTMENT FEE RATE SCHEDULE”
  • Permit processPublished (with conditions)

    County on-site wastewater permit process for systems covered by the County of Franklin On-Site Wastewater Disposal Code.

    • Applications must be submitted on forms provided by the administrative authority.
    • A permit fee is due upon submission.
    • Applications require a detailed plot plan, sewer design, soil evaluation where required, homeowner/property-owner/developer affidavit confirming installer choice, and other information required by the department.
    • Incomplete applications are not processed.
    • A site inspection may be required.
    • Applicants may request a hearing if dissatisfied with permit conditions or denial.
    “Any person who proposes to construct, install, modify, or repair an onsite sewage disposal system shall submit a written application on forms provided by the Administrative Authority. A permit fee is due upon submission of the application.”
    One more reviewed finding on this topic
    • Partial — County building and on-site wastewater permit application processes.
      “Each completed application shall be reviewed and a determination made once the application is received by the Franklin County Building Department. Incomplete applications shall not be processed.”

Missouri rules that apply here

  • 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”
  • 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-well construction and related regulated work in Missouri, including Franklin County.
      “Individuals must test and become licensed/ permitted in order to do business in Missouri to construct a water, heat pump or monitoring well.”
    • 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.”
  • 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.”
    4 more reviewed findings on this topic
    • 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.”
    • 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 [...]”
    • 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 [...]”
    • 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.”
  • 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”
  • Building in a floodplainLimited

    Projects including mining, dredging, building construction, and other dirt-moving activities in designated flood hazard areas within participating Missouri jurisdictions.

    • The source describes local county or city flood damage reduction ordinances rather than one uniform statewide ordinance.
    • The project must be within a participating jurisdiction.
    • The project must be within a designated flood hazard area.
    • The cited rule does not apply if either condition is absent.
    • Covered projects must not raise flood heights.
    “Some jurisdictions (for example, county, city) require any projects in certain floodplains do not raise flood heights.”
    One more reviewed finding on this topic
    • Required — All development in a Missouri floodplain, administered through the applicable community floodplain permitting process.
      “Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
  • 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.

  • Certificate of occupancy — Certificate-of-occupancy requirements in unincorporated Franklin County.
  • Minimum dwelling size — Minimum floor area or dwelling size for residential dwellings in unincorporated Franklin County.
  • Minimum lot size — Minimum residential lot size in unincorporated Franklin County.
  • Setbacks — Residential building setbacks in unincorporated Franklin County.
  • Lot coverage — Lot-coverage standards in unincorporated Franklin County.
8 more unanswered
  • Building height
  • Living in an RV
  • Camping on your land
  • 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 Franklin County, Missouri

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

Franklin County scores 66/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and workable self-sufficiency basics: 43.1″/yr rainfall and 60.3% wooded land.

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

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

How much does land cost in Franklin County, Missouri?

Land in Franklin County runs about $5,647 per acre, based on the latest county data.

What is the water situation in Franklin County?

Franklin County gets about 43.1" of rain a year, with severe drought in roughly 4.4% of years.

How remote is Franklin County?

A representative private-land location has about 27,459 people within a 30-minute drive and 3,402,236 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 Franklin compares in Missouri

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