Bolthole Index

Hickory County, Missouri

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

74Index Score / 100
#31 of 115 in Missouri

Hickory County, Missouri has not adopted county building codes, but the county's statement does not expressly settle whether a rural home needs a building permit1. Weaubleau issues building permits and administers zoning inside the city; the Hickory County Health Department still handles covered septic permits countywide unless a property is connected to an incorporated municipal or public-district sewer2345. Countywide zoning could not be confirmed6.

At a glance

Building codes
Hickory County has not adopted county building codes71
Building permit
County requirement is not explicit; Weaubleau permits construction inside the city12
Zoning
Countywide zoning is unconfirmed; Weaubleau administers zoning inside the city63
Septic permit
Required for covered wastewater work below 3,000 gallons per day8
Septic fee
The county posts $200, but a state fee suspension took effect in 2026; confirm before paying89
RV and tiny home
Occupancy rules could not be confirmed; wastewater requirements still apply610
Private well
A landowner may install a personal well or pump without a permit, while contractors need state permits11
State-highway driveway
Construction or modification within MoDOT right-of-way requires a permit12

Who to call

Septic permits

Hickory County Health Department

On-site wastewater permits, inspections and installer registration; private drinking-water testing and well inspections

(417) 745-2138

24885 Hwy 254, Hermitage, Missouri 65668

Contact details are copied from each office’s official page and were checked against it on October 7, 2026.

Off-grid gear

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

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

Hickory County has not adopted county building codes, but the county's statement does not expressly say that every residential building permit is waived1. Ask the County Clerk to confirm the building-permit answer for an unincorporated parcel because general building inspections and certificates of occupancy also could not be confirmed7. City limits change the building-permit answer: Weaubleau permits construction, conducts inspections, reviews plans and issues certificates of occupancy2. A rural project may still need a septic permit and a MoDOT driveway permit even without county building-code review813. Missouri's farm-structure protection is narrower than a general permit exemption: county fire-protection or fire-prevention ordinances cannot require permits for covered farm buildings, but septic, floodplain and other requirements remain separate14.

Who issues building permits in Hickory County?

Hickory County does not identify a general county building department, while its FAQ says the county has no building codes1. Weaubleau issues building permits, performs building inspections and issues certificates of occupancy inside the city2. Weaubleau's city role does not replace county septic authority: the Hickory County Health Department handles covered septic permits and inspections unless the property connects to an incorporated municipal or public-district sewer45. The Health Department is at 24885 Hwy 254 in Hermitage and can be reached at (417) 745-213815. MoDOT handles driveway permits for work within state right-of-way13. Ask the County Clerk to identify the authority for county zoning, subdivision, floodplain or occupancy questions on an exact parcel because an applicable county rule or office could not be confirmed6.

Does Hickory County have zoning?

Countywide zoning in Hickory County could not be confirmed6. Weaubleau does administer zoning inside the city: its Planning and Zoning Commission reviews zoning amendments, site plans and plat applications, although the cited material does not supply parcel-specific dimensional standards3. Missouri county zoning authority concerns unincorporated territory and requires voter approval for eligible counties16. Ask the County Clerk whether land is unincorporated and which authority governs it; inside Weaubleau, ask the city about zoning approval while directing covered septic-permit questions to the Hickory County Health Department unless municipal or public-district sewer service applies6345. Minimum dwelling size, building setbacks, lot coverage, height limits and subdivision standards could not be confirmed for unincorporated Hickory County6.

How do septic permits work in Hickory County?

The Hickory County Health Department requires a septic construction permit before covered wastewater facilities below 3,000 gallons per day are constructed, installed or renovated48. Systems connected to an incorporated municipality or incorporated public sewer district are outside that onsite ordinance, but the rule does not show that sewer service is available or mandatory for a particular parcel5. DNR regulates listed categories including nonresidential lagoons, surface-water discharges, industrial wastewater and soil-dispersal systems above 3,000 gallons per day17. A qualifying single-family lot of at least 3 acres receives a conditional exemption, but no acreage exemption applies beside a Corps of Engineers or public-utility lake10. The Health Department may inspect applicable properties, and a lender may request a $50 existing-system inspection; the ordinance does not require every existing system to undergo periodic inspection18. Only 3.8% of county soils avoid severe limits for conventional drain fields, so evaluate the site early19.

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

Hickory County's rules for living full-time in an RV, tiny home or manufactured home on private rural land could not be confirmed6. The absence of county building codes does not itself establish permission to occupy one of those units16. Sanitation rules still apply: the county ordinance includes privies, chemical toilets and single-family lagoons, and covered work needs a septic construction permit unless a stated exception applies10. Before buying for RV or tiny-home use, ask the County Clerk about occupancy and land-use rules for the exact parcel, then describe the proposed sanitation method to the Hickory County Health Department615. Inside Weaubleau, city zoning may also apply, but covered septic permits remain with the Health Department unless the property connects to an incorporated municipal or public-district sewer345.

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

  1. Confirm whether the parcel is unincorporated and ask the County Clerk about the building-permit answer, county zoning, subdivision, floodplain and occupancy requirements16.
  1. If the parcel is in Weaubleau, obtain the city's building permit, arrange building inspections and confirm city zoning approval23.
  1. Evaluate the wastewater area early because only 3.8% of Hickory County soils avoid severe limitations for a conventional drain field19.
  1. Apply to the Hickory County Health Department for the septic construction permit before covered work, or confirm whether a sewer connection, acreage exception or DNR jurisdiction changes the process4517.
  1. Decide who will handle the well: a landowner may install a personal well or pump without a permit, while regulated contractor work requires the applicable state permit11.
  1. Submit MoDOT's initial online request before driveway work within state right-of-way and retain the issued permit and approved plans at the job site13.

What should you check before buying land in Hickory County?

Start with wastewater feasibility: only 3.8% of Hickory County soils avoid severe limits for a conventional drain field, making the soil evaluation central to both the site plan and budget19. Check whether the tract borders a Corps of Engineers or public-utility lake because the county's acreage-based septic exception does not apply there10. Verify legal access and identify whether the driveway meets a county road or state right-of-way, since MoDOT requires a driveway permit only for work in its right-of-way12. Ask the County Clerk whether a recent split required a subdivision plat and whether floodplain administration applies, because neither rule could be confirmed for unincorporated Hickory County620. Typical property tax is about 0.5%, and the median annual bill is about $5812122. Hickory County is 53.1% wooded, while 58.9% of its land is at a slope of 15% or less, so inspect clearing, drainage and driveway grades on the ground2324.

Watch-outs

  • The county posts a $200 septic construction-permit fee, but Missouri temporarily suspended onsite-system application fees effective August 28, 2026; confirm the amount currently due with the Health Department89.
  • An acreage-based septic exception never applies to land adjacent to a Corps of Engineers or public-utility lake10.
  • RV, tiny-home, manufactured-home, subdivision and county floodplain rules could not be confirmed; ask the County Clerk which authority governs the parcel, and ask Weaubleau about city zoning when applicable6320.

Sources

  1. FAQ – Hickory County, Missouri, quoted and re-checked
  2. Building Permits & Inspections | City of Weaubleau Missouri, quoted and re-checked
  3. Planning & Zoning | City of Weaubleau Missouri, quoted and re-checked
  4. Hickory County Wastewater Ordinance, quoted and re-checked
  5. Hickory County Wastewater Ordinance, quoted and re-checked
  6. Hickory County, Missouri - FAQ (2026 county census)
  7. Hickory County, Missouri - FAQ (2026 county census)
  8. Hickory County Wastewater Ordinance, quoted and re-checked
  9. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  10. Hickory County Wastewater Ordinance, quoted and re-checked
  11. Water Wells - PUB2945, quoted and re-checked
  12. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  13. Permits, quoted and re-checked
  14. RSMo § 64.003 — Farm buildings and farm structures, quoted and re-checked
  15. Hickory County Health Department (hickorycountyhealth.org)
  16. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  17. OWTS Construction Permit Process — Jurisdiction Details, quoted and re-checked
  18. Hickory County Wastewater Ordinance, quoted and re-checked
  19. 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
  20. Laws and Regulations That Might Affect You if You Mine Sand or Gravel From Missouri Streams (Missouri statewide rule), quoted and re-checked
  21. Effective property tax rate: Bolthole Index county data
  22. Median property tax bill: Bolthole Index county data
  23. Wooded share of land: Bolthole Index county data
  24. Share of land at 15% slope or less: Bolthole Index county data

Written October 7, 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 5 of its 6 neighbors, Hickory County requires no county building permit for a home.

RuleHickory CountyPolk CountyCamden CountySt. Clair CountyBenton CountyDallas CountyHenry County
Building permitNot requiredNot requiredLimitedNot requiredNot requiredNot requiredNot required
County zoningNoNoYesNot publishedNoNoNo
Septic permitsCounty Health Dept.County Health CenterCounty Wastewater Dept.County Health CenterCounty Health Dept.County Health Dept.County Health Center

County locator

Hickory County in Missouri

74
County map
Hickory County highlighted among the Missouri counties · colored by Index score

How Hickory County scores

Seclusion65100% ev.
Self-Sufficiency59100% ev.
Admin Boringness8790% ev.
Durability52100% ev.
Property Autonomy47100% ev.
Carry Cost83100% 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 →

$207kTypical home
0.5%Property tax
$3,566Land / acre
43.8"Annual rain
7% of yrsSevere drought
16.6 / yr (+13.3)Mid-century 100°F days
17.6 daysMid-century dry spell
2.2" (+4%)Mid-century 1-day rain
1.71×Wildfire change factor
100%Forward climate coverage
$1,766Home insurance / yr
1.1% / yrInsurance growth
1.35%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
13,908People within 30 min
2,053,262People within 2 hr
14,910Radius comparison (15 mi)
21.9People / sq mi
6.1%Federal land
58.9%Land at 15% slope or less
3.8%Soils rated "not limited" for septic (strict USDA rating)
9,390 acWorkable land screen
53.1%Wooded land
38.3 tonsBiomass / forest ac
56°FAvg temp

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Cities and towns in Hickory 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.

Cross Timbers · Hermitage · Village of Preston · Weaubleau · Wheatland

Answers from the rulebook for Hickory County

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

Hickory County rules

  • Building code adoptedNot adopted

    Countywide county-level building-code adoption in Hickory County, including unincorporated areas.

    • The county FAQ identifies an exception for a sewer ordinance applicable to parcels of 3 acres or less.
    • The FAQ directs questions about that sewer ordinance to the Hickory County Health Department at 417-745-2138.
    • This claim addresses county building-code adoption and does not determine whether an incorporated municipality may impose separate requirements.
    “Are there building codes in Hickory County? There are no building codes in Hickory County. Exception – Sewer Ordinance for 3 acres or less – contact the Hickory County Health Department – 417-745-2138.”
    One more reviewed finding on this topic
    • Not adopted — Building-code adoption in Hickory County, Missouri.
      “Are there building codes in Hickory County? There are no building codes in Hickory County. Exception – Sewer Ordinance for 3 acres or less – contact the Hickory County Health Department – 417-745-2138.”
  • Who permits septicCounty

    On-site disposal systems and wastewater treatment facilities within Hickory County, subject to the ordinance's applicability exceptions.

    • The ordinance is enacted under Section 192.300 RSMo and Sections 701.025 through 701.059 RSMo.
    • The ordinance may not conflict with Missouri Department of Health and Senior Services or Department of Social Services rules.
    • Facilities with maximum daily flow of 3,000 gallons or more and facilities connected to an incorporated municipality or incorporated public sewer district are excluded.
    • Single-family residence lots of three acres or more are exempt only if all system points are 10 feet from every property line and no effluent enters adjoining property, contaminates surface or groundwater, or creates a nuisance.
    • There is no acreage exemption for property adjacent to a Corps of Engineers or public-utility lake.
    “Any person engaged in the construction, installation or renovation of any wastewater treatment facilities of less than 3000 GPD shall obtain a construction permit from the Hickory County Health Department.”
    One more reviewed finding on this topic
    • County — On-site disposal systems and wastewater treatment facilities regulated under Hickory County Ordinance 96-01, generally facilities treating less than 3,000 gallons per day in Hickory County.
      “3.02 Department: The Hickory County Health Department.”
  • Septic permitRequired

    Construction, installation, or renovation of wastewater treatment facilities under 3,000 gallons per day in Hickory County, including ordinary onsite systems.

    • A construction permit is required before covered work begins.
    • The ordinance excludes facilities with a maximum daily flow of 3,000 gallons or more and facilities connected to an incorporated municipality or incorporated public sewer district.
    • A qualifying single-family residence lot of three acres or more is exempt only if all system points are ten feet from property lines, no effluent enters adjoining property, no surface or groundwater is contaminated, and no nuisance is created.
    • There is no lot-size exemption adjacent to a Corps of Engineers or public-utility lake.
    • Individual systems must be approved as to type and capacity before permit issuance.
    • The current Hickory County Health Department webpage lists a $200 construction permit fee for single-family and commercial/non-single-family systems and says the posted prices reflect changes made from July 15, 2025. The DHSS page separately states that application fees were temporarily suspended effective August 28, 2026; confirm the currently collectible fee with the permitting authority.

    maximum daily flow: < 3000 gallons per day (Facilities at or above 3,000 gallons per day are excluded from the county ordinance.) · minimum separation from property line for qualifying three-acre single-family exemption: >= 10 feet (The exemption also requires no off-property effluent, groundwater or surface-water contamination, and no nuisance.) · posted single-family construction permit fee: 200 USD (County webpage says current prices reflect changes made from July 15, 2025; DHSS states application fees were temporarily suspended effective August 28, 2026.)

    “Any person engaged in the construction, installation or renovation of any wastewater treatment facilities of less than 3000 GPD shall obtain a construction permit from the Hickory County Health Department.”
  • Septic inspectionLimited

    Inspections of applicable onsite wastewater properties and existing onsite sewage systems in Hickory County.

    • The County Health Officer may enter applicable properties for inspection, observation, measurement, sampling, and testing.
    • An inspection of an existing onsite sewage system is specifically provided for when requested by a lending institution.
    • The loan-evaluation inspection fee is $50, payable when requested, and the inspection report is withheld until payment.
    • The ordinance does not state that every existing system must undergo periodic inspection.

    loan-evaluation inspection fee: 50 USD (Payable at time of request; report withheld until payment.)

    “Inspection of existing on-site sewage systems may be conducted”
    One more reviewed finding on this topic
    • Limited — On-site wastewater inspections in Hickory County, including inspection or evaluation of existing systems when requested by a lending institution.
      “Inspection of existing on-site sewage systems may be conducted by the County Health Officer. Fifty Dollars ($50.00) is hereby established for an inspection of an existing on-site sewage system conducted pursuant to a request from a lending institution. Such fee is to be paid at time of request and inspection report will not be provided until fee is paid.”
  • Off-grid sanitationLimited

    Privies, chemical toilets, single-family lagoons, and similar subsurface soil-absorption systems in Hickory County.

    • The ordinance includes privies, chemical toilets, and single-family lagoons within its subsurface-soil-absorption-system definition.
    • Those systems remain subject to the ordinance unless an applicability exception applies.
    • The three-acre single-family exemption requires 10-foot separation from property lines and no effluent entering adjoining property, contamination of surface or groundwater, or nuisance creation.
    • No exemption applies adjacent to a Corps of Engineers or public-utility lake.
    • Systems regulated under Chapter 644, RSMo are excluded from the ordinance definition and may be subject to separate state requirements.
    • For covered systems under 3,000 GPD, construction permits are required.

    maximum daily flow: < 3000 gallons per day (The county ordinance applies to covered systems below this threshold.) · single-family lot exemption: >= 3 acres (The stated separation, contamination, effluent, nuisance, and lake conditions apply.)

    “privies, chemical toilets, single-family lagoons and other similar systems”
    One more reviewed finding on this topic
    • Limited — Private onsite sanitation systems, including subsurface systems, privies, chemical toilets, and single-family lagoons, in Hickory County.
      “Single family residence lots of three (03) acres or more, (does not exempt any other occupancy or use) provided all points of the system are ten (10) feet from any property line and no effluent enters an adjoining property, contaminates surface or groundwater, or creates a nuisance. 2.04 There shall be no exemption, regardless of lot size if adjacent to a lake operated by Corps of Engineers or by a public utility. [...] Included within the scope of this definition are: sewage tank absorption systems, privies, chemical toilets, single-family lagoons and other similar systems”
  • Mandatory utility hookupConditional

    Properties whose wastewater facility is connected to an incorporated municipality's sewage system or an incorporated public sewer district within Hickory County.

    • The ordinance excludes wastewater treatment facilities connected to an incorporated municipality or incorporated public sewer district from its onsite-system regulations.
    • The source does not establish that a sewer connection is mandatory for any particular parcel or development.
    “Wastewater treatment facilities connected to the sewage system operated by or on behalf of an incorporated municipality or incorporated public sewer district within the County.”
  • Building permitNot required

    The county FAQ states plainly "There are no building codes in Hickory County," and this non-charter rural county issues no county building permits. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

    Hickory County, Missouri - FAQ ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningAbsent

    No county building codes exist and the county lists no zoning ordinance or planning/zoning office, consistent with MO non-charter rural counties without countywide zoning.

    Hickory County, Missouri - FAQ ↗Scouted from the county site, not yet independently re-checked

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

    Water-well construction, repair, pump installation, and public-water-system wells in Hickory County under Missouri statewide rules.

    • A non-restricted water-well installation permit is required to construct or repair a water well.
    • A non-restricted pump-installation permit is required to install or replace a pump and to install or repair plumbing and electrical lines from the well to the structure.
    • A restricted water-well or pump-installation permit is required when a person contracts these activities or directs the installation.
    • Landowners may install their own well or pump without a permit, subject to all other rules.
    • Public water systems must receive written approval from the Public Drinking Water Branch before constructing or altering a public well, unless a charitable or benevolent organization exemption applies under Section 640.116, RSMo.
    • A public water system generally means at least 15 service connections or an average of at least 25 individuals daily for at least 60 days per calendar year; subdivisions are included unless each lot or tract has an independent private well with no interconnection and no common continuing operating authority.

    public-water-system service connections: >= 15 connections (Or the system regularly serves an average of at least 25 individuals daily for at least 60 days per calendar year.) · public-water-system persons served: >= 25 persons per day (Must occur for at least 60 days per calendar year.)

    “Landowners may install their own well or pump without a permit”
    4 more reviewed findings on this topic
    • Limited — Water wells and pumps in Hickory 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 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.”
    • Limited — Construction or alteration of a public well serving a Missouri public water system.
      “Public water systems must receive written approval from the PDWB before constructing or altering a public well”
  • 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.”
    5 more reviewed findings on this topic
    • Available (with conditions) — Erection, maintenance, repair, alteration, or extension of farm buildings or farm structures in Hickory County, to the extent a county fire-protection or fire-prevention ordinance would otherwise impose regulations or require permits.
      “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 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.”
  • Subdividing landLimited

    Subdivision plats in the unincorporated areas of counties covered by RSMo section 64.070 after the county commission adopts subdivision regulations.

    • The county commission must first adopt subdivision regulations.
    • The plat must first be submitted to the planning commission.
    • If the county planning commission does not report upon the plat within thirty days, it may then be deemed approved.
    • If amended or rejected by the planning commission, the action may be overruled and the plat approved only by the county commission, with the reasons for overruling spread upon the county commission minutes.
    • The recorder of deeds may not record the plat until receiving a certificate of authority from the county zoning enforcement officer.
    • The statute also permits a county planning commission, upon written request of an incorporated area's legislative body where there is no municipal planning commission, to pass upon subdivision plats within that incorporated area; those plats are subject to county planning commission rules and approval procedures.

    planning commission reporting period: 30 days (If no report is made, the plat may then be deemed approved.)

    “After the county commission shall have adopted such subdivision regulations, no plat of a subdivision of land within the unincorporated area of such county [...]”
    One more reviewed finding on this topic
    • Limited — Subdivision regulations adopted by Missouri cities, towns, or villages under RSMo section 89.410.
      “The planning commission shall recommend and the council may by ordinance adopt regulations governing the subdivision of land within its jurisdiction.”
  • 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.”
  • 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.”
  • Permit processPublished (with conditions)

    Installation or repair of most onsite wastewater treatment systems in Missouri.

    • Some single-family residential lots may be exempt from permitting.
    • The applicant must determine which agency has permitting authority where the work is being done.
    • DHSS permitting may be administered by the DHSS Onsite Program, a local authority under contract, or a local authority via ordinance.
    • Work should not begin until a permit has been issued or an exemption has been confirmed.
    • DHSS regulates single-family residential systems and onsite or cluster systems treating domestic wastewater flows of 3,000 gallons per day or less that disperse wastewater through soil treatment or absorption systems.
    • DNR regulates other systems, including non-single-family lagoons, systems discharging to surface waters, systems over 3,000 gallons per day, and industrial wastewater systems.
    • DNR must approve subdivisions, mobile home parks, and campgrounds if OWTS use is planned.

    domestic wastewater flow threshold: <= 3000 gallons per day (Systems above this threshold are regulated by DNR when they disperse wastewater through soil treatment or absorption systems.)

    “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
    2 more reviewed findings on this topic
    • Partial — Driveway and related work within MoDOT right-of-way in Hickory County.
      “For EACH planned activity listed above - please submit an initial on-line request to obtain a permit.”
    • Published (with conditions) — Permit applications for work on Missouri Department of Transportation right-of-way statewide.
      “Contact the Traffic Specialist a minimum of 48 hours prior to beginning work and for all necessary inspections.”
  • 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”

Inside cities and towns in Hickory County

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

  • Building permitRequired

    Residential construction within the City of Weaubleau, Hickory County, Missouri.

    • The City of Weaubleau states that its Building Permits and Inspections Department permits all construction and conducts inspections of construction-related permits.
    • A residential permit is obtained by completing the building permit application form and returning it to city hall; the page states that forms may be downloaded if available or obtained by calling the city.
    • The City of Weaubleau also issues certificates of occupancy, reviews building plans, and works directly with the Planning and Zoning Commission.
    “They are responsible for permitting all construction and conducting inspections of all construction-related permits as well as issuance of Certificates of Occupancy, Fire Prevention, and Special Events.”
  • Local zoningPresent (with conditions)

    Planning and zoning within the City of Weaubleau, Hickory County, Missouri.

    • The Planning & Zoning Commission reviews proposed amendments to zoning ordinances, site plans, and plat applications and makes recommendations to the City Council.
    • The cited page does not provide the text of the zoning ordinance or parcel-specific dimensional standards.
    “The Planning & Zoning Commission reviews proposed amendments to zoning ordinances, site plans and plat applications, and also makes recommendations to the Council regarding the current and future development of the City of Weaubleau .”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemptions or owner-builder registration for building construction in Hickory County, Missouri.
  • Inspections — Building inspections in Hickory County, including unincorporated areas
  • Certificate of occupancy — Certificates of occupancy for buildings in Hickory County, including unincorporated areas
  • Minimum dwelling size — Minimum dwelling size requirements in Hickory County, including unincorporated areas.
  • Minimum lot size — Minimum lot size requirements in Hickory County, including unincorporated areas.
9 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • 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 Hickory County, Missouri

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

Hickory County scores 74/100 on the Bolthole Index, a strong county profile. Its strengths: low administrative friction for a quiet rural property and manageable long-term carry cost.

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

Hickory 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 Hickory County Health Department. 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 Hickory County, Missouri?

Land in Hickory County runs about $3,566 per acre, based on the latest county data.

What is the water situation in Hickory County?

Hickory County gets about 43.8" of rain a year, with severe drought in roughly 7% of years.

How remote is Hickory County?

A representative private-land location has about 13,908 people within a 30-minute drive and 2,053,262 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 Hickory compares in Missouri

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