Building permits, zoning and land rules in Howell County, Missouri
78Index Score / 100 #11 of 115 in Missouri
Unincorporated Howell County, Missouri appears to have no county building-permit requirement and no county zoning ordinance12. Inside the City of West Plains, the city has its own zoning and an adopted building code34. Septic permits for the county come from the Howell County Health Department, which also provides environmental health services to West Plains5.
At a glance
Building permit
Appears not to be required in unincorporated Howell County; West Plains has its own building code14
Zoning
No county zoning found; the City of West Plains zones its own limits23
Septic
Howell County Health Department permit required for under 3 acres, all businesses, and major repairs; 3+ acre single-family systems skip the permit but still need a registered installer unless the owner installs it6
Wells
No permit if the landowner installs their own well or pump; a permit is required if someone else is hired to do it7
Agricultural exemption
Farm buildings and farm structures are exempt from county fire-prevention permit requirements statewide8
Land-disturbance permit
Required statewide for grading 1 or more acres, or under an acre as part of a larger plan; fees run $500 to $5,000 by acreage9
Septic (on-site wastewater) system permits, sewage-treatment complaints and inspections, and other environmental public health services for Howell County
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Do you need a building permit in Howell County, Missouri?
Probably not in unincorporated Howell County: the county's website lists only elected offices, such as the Commission, Clerk, Assessor, Collector, Sheriff and Recorder, with no building department to issue a permit1. We could not confirm a written county rule either way, so ask the County Commission if you are unsure. Missouri only gives building-code authority to counties of the first and second classification, and even a qualifying county needed voter approval to adopt one if it had not already done so before the state's 2001 cutoff10. That is different inside the City of West Plains, the county seat: West Plains has adopted the 2021 International Building Code and 2020 National Electrical Code by ordinance for construction within city limits4. One statewide permit can still apply outside any building-permit process: disturbing one or more acres of land, such as grading for a house pad or long driveway, requires a Missouri land-disturbance permit with a stormwater pollution prevention plan, and fees run from $500 for under 5 acres up to $5,000 for 500 or more acres9.
Who handles septic permits in Howell County?
The Howell County Health Department's Environmental Public Health division is the office to contact, since we found no Howell County building or zoning department11. The Missouri health department lists the Howell County Health Department as the contract authority for onsite wastewater permits; the state Department of Natural Resources regulates certain other systems, including those over 3,000 gallons per day12. The Health Department also serves the City of West Plains, so septic goes through the same office whether or not the parcel is inside the city5. It administers septic permitting under Missouri state law and regulations, and it also handles sewage-treatment complaints and inspections5. Its listed application fee is $90, but Missouri's state health department has temporarily suspended application fees for onsite sewage disposal system construction, modifications and repairs effective August 28, 2026, so confirm the current fee directly with the department before you apply6.
Does Howell County have zoning?
Apparently not in unincorporated areas: Howell County's government website shows no planning or zoning department, consistent with no countywide zoning outside its cities2. Inside the City of West Plains, the opposite is true: the city has its own zoning districts and land-use requirements, and commercial or mixed-use development plans must go to the city's planning commission for approval3. Missouri counties can adopt zoning for their unincorporated territory, but only after voters approve it in a countywide referendum, and nothing in the official sources reviewed shows Howell County has done so13. Two statewide protections apply regardless: no county fire-prevention or fire-protection ordinance in Missouri can require a permit for erecting, maintaining, repairing, altering or extending a farm building or farm structure8, and Missouri's county building and land-use restrictions do not apply to raising crops, livestock, orchards or forestry in unincorporated areas14.
How do septic permits work in Howell County?
A single-family home on 3 or more acres does not need a permit to install its septic system, though state law still requires a registered septic installer unless the homeowner installs the entire system personally6. Systems on less than 3 acres, all business systems, and any major repair or modification to an existing system do require a permit from the Health Department6. About 32% of Howell County's soils are rated free of severe limits for a conventional septic drain field, so get the required soil test before choosing a system design156. The Howell County Health Department handles sewage-treatment complaints and inspections, but the available rules do not establish universal periodic inspections for every septic system16. For a real-estate transfer, local health agencies generally no longer inspect existing systems; a buyer can use a licensed private inspector instead16.
Can you live in an RV or tiny home on your land in Howell County?
Long-term RV occupancy, temporary camping, and tiny-home occupancy on private land remain unconfirmed in Howell County. Unincorporated Howell County appears to have no countywide zoning, but that does not by itself answer whether a particular RV or tiny-home use is lawful2. Septic rules still apply to off-grid homes: a single-family residence on 3 or more acres may install a septic system without an installation permit, but it must use a registered installer unless the homeowner completes the entire installation17. Smaller residential tracts, businesses, and major repairs or modifications require a septic permit17. Howell County's available rules do not address composting toilets, incinerating toilets, graywater systems, or other non-septic sanitation methods, so ask the Howell County Health Department before relying on one1711.
Building a home in Howell County: the steps, in order
Confirm your parcel is outside West Plains or another incorporated city; inside those limits you will need a municipal permit and must follow that city's own zoning and adopted codes instead of this county-level guide3.
We found no county building permit for ordinary construction, so after confirming your parcel is unincorporated, ask the County Commission to confirm that, then move to site and septic planning1.
If your build will disturb one or more acres, register with the Missouri Gateway for Environmental Management and secure a land-disturbance permit with a stormwater pollution prevention plan before grading begins18.
Contact the Howell County Health Department to determine whether your septic system needs a permit; a single-family home on 3 or more acres can skip the permit but must still use a registered installer unless you install the system yourself11.
If you need a well, know that you can install your own well or pump without a permit, but hiring someone else to do it requires a permit7.
If your driveway will connect to a state highway, submit an online request to MoDOT for a driveway permit before starting any work in its right-of-way19.
What to check before you buy land in Howell County
Septic and soils: with about 32% of Howell County's soils free of severe limits for a conventional drain field, get a site-specific soil test before assuming a standard system will work15. Wells: you can drill and plumb your own well without a state permit, but any contractor you hire needs one, which is worth knowing when comparing bids7. Access: a driveway onto a state highway needs a MoDOT permit, and you must call Missouri One Call before digging once it is issued19. Grading: if site work will disturb an acre or more, budget for a land-disturbance permit fee starting at $5009. Drought: Howell County has spent about 5.2% of recent years in severe drought, so water supply is less of a worry than in drier counties20. Taxes: the effective property tax rate runs about 0.6%, with a median annual bill near $8922122.
Watch-outs
Building inspections, certificates of occupancy, owner-builder exemptions, minimum dwelling or lot size, setbacks, lot coverage, building height, and subdivision rules are all unconfirmed for unincorporated Howell County in the official sources reviewed for this guide; the county's silence on these topics is not proof that no rule applies, so ask the Health Department or County Commission directly before you build11.
The Health Department's listed $90 septic application fee may not be current: Missouri's state health department temporarily suspended onsite sewage disposal application fees effective August 28, 2026, so confirm the fee when you apply6.
Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
Howell County highlighted among the Missouri counties · colored by Index score
How Howell County scores
Seclusion69100% ev.
Self-Sufficiency69100% ev.
Admin Boringness8790% ev.
Durability50100% ev.
Property Autonomy47100% ev.
Carry Cost84100% 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 →
$230kTypical home
0.6%Property tax
$2,894Land / acre
47.6"Annual rain
5.2% of yrsSevere drought
13 / yr (+11)Mid-century 100°F days
14.9 daysMid-century dry spell
2.15" (+5.8%)Mid-century 1-day rain
1.69×Wildfire change factor
100%Forward climate coverage
$1,741Home insurance / yr
1% / yrInsurance growth
1.64%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
22,483People within 30 min
881,007People within 2 hr
27,704Radius comparison (15 mi)
43.9People / sq mi
8.6%Federal land
84.6%Land at 15% slope or less
32%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Howell 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.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Howell County rules
Who permits septicCounty
DHSS onsite wastewater treatment permitting for Howell County, including the county's contract local permitting authority.
The Missouri DHSS listing identifies Howell County Health Department as the contract authority and directs applicants to contact that agency for permitting instructions.
DNR regulates certain other wastewater systems, including non-single-family lagoons, systems discharging to surface waters, systems over 3,000 gallons per day, and industrial non-domestic wastewater systems.
“Agency: Howell County Health Department Authority Type: Contract [...] County: Howell [...] Contact the agency above for onsite wastewater permitting instructions.”
One more reviewed finding on this topic
Mixed — On-site wastewater services in Howell County, including septic permitting and sewage-treatment complaint/inspection functions.
“Howell County Health Department provides environmental public health services in Howell County, governed by state laws and regulations. In addition, environmental public health services are provided to the city of West Plains and complies with city ordinances.”
Septic permitLimited
Septic-system installation, business systems, and major repairs or modifications in Howell County.
A single-family residence property of 3 or more acres does not require a permit for septic installation.
Single-family residence properties under 3 acres require a permit.
All businesses and major repairs or modifications require a permit.
Permit applications are submitted at the health department office.
The Howell County page states a $90 permit fee must be paid before the system can be started; DHSS separately states that application fees were temporarily suspended effective August 28, 2026 due to changes to RSMo 701.046.
A soil test must be performed by a state-approved soil evaluator.
The system must be installed by a registered septic installer for Missouri, unless the homeowner installs the entire system where allowed.
acreage exemption threshold: >= 3 acres (Single-family residence property; county page states no permit is required at 3 or more acres.) · permit fee stated by county page: 90 USD (DHSS states application fees were temporarily suspended effective August 28, 2026.)
“Single family residence property of 3 or more acres does not require a permit for the installation of a septic system, they do require by state law that a registered septic installer put in the system unless the home owner installs the entire system. Septic systems on less than 3 acres for a single family residence, all businesses and major repairs / modifications to a system will require a permit.”
Septic inspectionLimited
Sewage-treatment complaint and inspection functions, and existing onsite wastewater systems in Howell County.
The Howell County Health Department lists sewage treatment complaint/inspection among its responsibilities.
Missouri DHSS states that local public health agencies generally no longer inspect existing systems related to real-estate transfer; a licensed inspector may be used instead.
The sources reviewed do not establish a universal periodic inspection requirement for all Howell County septic systems.
“Food sanitation & protection and inspection (Restaurant/Food Establishments); Sewage Treatment Complaint/Inspection; Solid Waste Disposal; Daycare Licensing Inspection; Lodging Sanitation; Community Environmental Sanitation; Water Supply Evaluation; Consumer Product Safety; Fire Safety (Lodging); Risk Assessment; Recreational Waters; Building Related Illnesses; and Epidemiological Investigation.”
One more reviewed finding on this topic
Limited — Sewage-treatment complaint and inspection services performed by the Howell County Health Department.
“Howell County Health Department provides environmental public health services in Howell County, governed by state laws and regulations. [...] Responsibilities Food sanitation & protection and inspection (Restaurant/Food Establishments); Sewage Treatment Complaint/Inspection; Solid Waste Disposal;”
Off-grid sanitationLimited
Off-grid sanitation through septic systems for residences and businesses in Howell County.
A single-family residence property of 3 or more acres may install a septic system without an installation permit, but state law requires a registered septic installer unless the homeowner installs the entire system.
Single-family residence properties under 3 acres, all businesses, and major repairs or modifications require a permit.
The county page states a soil test by a state-approved soil evaluator and installation by a registered Missouri septic installer.
The source does not address composting toilets, incinerating toilets, graywater systems, or other non-septic off-grid sanitation methods.
“Single family residence property of 3 or more acres does not require a permit for the installation of a septic system, they do require by state law that a registered septic installer put in the system unless the home owner installs the entire system. Septic systems on less than 3 acres for a single family residence, all businesses and major repairs / modifications to a system will require a permit.”
Building permitNot required
Howell County's official site lists only constitutional offices (Commission, Clerk, Assessor, etc.) with no building department, and Missouri non-charter rural counties generally cannot require residential building permits. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.
The county government website shows no planning or zoning department, consistent with no countywide zoning in unincorporated Howell County (city zoning applies inside municipalities like West Plains).
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
Partial — Residential building-code adoption by Missouri counties, particularly construction in unincorporated county territory.
“the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations”
Partial — County adoption of residential building codes in Missouri, with the resulting regulations applicable to unincorporated territory when adopted under the statutory authority.
“the county commission in all counties of the first and second classification, as provided by law, is for this purpose empowered”
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”
4 more reviewed findings on this topic
Limited — Water-well and pump installation, repair, reconstruction, or plugging in Howell County under Missouri statewide 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.”
Limited — Water-well construction, repair, pump installation, and public-water-system wells in Howell County under Missouri statewide 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.”
Agricultural exemptionAvailable (with conditions)
Agricultural uses and certain farm structures subject to county building and land-use restrictions under RSMo Sections 64.800 to 64.905, including qualifying agricultural activity in unincorporated Howell County.
The exemption does not apply within incorporated portions of counties.
It applies to the raising of crops, livestock, orchards, or forestry.
It includes seasonal or temporary impoundments used for rice farming or flood irrigation; rice-farming or flood-irrigation berms are defined as no more than eighteen inches high.
It applies to the erection, maintenance, repair, alteration, or extension of farm buildings or farm structures used for those purposes only in an area not within the area shown on the flood hazard area map.
The statute preserves existing lawful uses and maintenance, judicial review of reasonableness, and public utility services authorized or ordered by the public service commission or by permit of the county commission.
The statute does not affect the existence or validity of an ordinance or order adopted by a county before March 4, 1991.
rice-farming or flood-irrigation berm height: <= 18 inches (The statutory text defines qualifying small berms as no more than eighteen inches high.)
“The provisions of this section shall not apply to the incorporated portions of the counties, nor to the raising of crops, livestock, orchards or forestry nor to seasonal or temporary impoundments used for rice farming or flood irrigation. As used in this section, the term "rice farming or flood irrigation" means small berms of no more than eighteen inches high that are placed around a field to hold water for use for growing rice or for 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 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.”
Available (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.
“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.”
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 Missouri Department of Transportation right-of-way in Howell County
The requirement applies to MoDOT right-of-way, including construction of driveways and modifications to existing driveways.
An initial online request must be submitted for each planned activity.
Engineered drawings or plans, a traffic study, hydraulic analysis, traffic-control plan, surety deposit, or performance bond may be required depending on the activity.
After receiving a permit, the applicant must call DIG-RITE before digging, submit a notice of intent at least two business days before proposed lane closures, keep the permit and approved plans on site, and contact the local Traffic Specialist before beginning and after completing the work for final inspection.
“We require you to obtain a permit to work on MoDOT's Right of Way for: Construction of driveways Modifications to existing driveways (e.g. proposed changes in width, grade, location, surface type, etc.) [...] For EACH planned activity listed above - please submit an initial on-line request to obtain a permit.”
One more reviewed finding on this topic
Required — Construction or modification of driveways within MoDOT right-of-way statewide.
“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.”
2 more reviewed findings on this topic
Published (with conditions) — Missouri construction land-disturbance permits applicable to projects in Howell County
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
Published (with conditions) — Missouri construction land-disturbance permits applicable to projects in Howell County
“The main requirement of a land disturbance permit is developing a stormwater pollution prevention plan (SWPPP) that includes site-specific best management practices (BMPs) to minimize soil exposure, soil erosion and pollutant discharge. [...] To access ePermitting, users will first have to register an account through the Missouri Gateway for Environmental Management (MoGEM) online portal.”
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
General — Missouri counties adopting zoning regulations for unincorporated territory.
“If a majority of the votes cast is in favor of county zoning, the county commission shall proceed with a program of county zoning”
Limited — Missouri county zoning of unincorporated land.
“counties of the second, third or fourth class may, after approval by vote of the people [...] in the unincorporated portions of the county”
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 Howell County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building code adoptedAdopted (with conditions)
Building construction within the City of West Plains, Howell County, Missouri.
The adoption is expressly for regulating building construction within the city.
The adopted codes are incorporated into the City Code, and copies are on file in the city clerk's office.
International Building Code edition: 2021 edition · National Electrical Code edition: 2020 edition
“There is hereby adopted, for the purposes of regulating building construction within the city, that code known as the International Building Code, 2021 edition, published by the International Code Council, Inc. and the National Electrical Code, 2020 edition, published by the National Fire Protection Association.”
Local zoningPresent (with conditions)
Zoning within the City of West Plains, an incorporated municipality in Howell County.
This municipal zoning layer applies to West Plains and does not establish county authority or zoning in unincorporated Howell County.
The source identifies zoning districts including agriculture, commercial, manufacturing, residential, and planned urban development.
Minimum lot size — Minimum lot size in unincorporated Howell County.
10 more unanswered
Setbacks
Lot coverage
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 Howell County, Missouri
Is Howell County a good place to live off-grid or homestead?
Howell County scores 78/100 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 Howell County, Missouri?
Howell 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 Howell County Health Department (Environmental Public Health). 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 Howell County, Missouri?
Land in Howell County runs about $2,894 per acre, based on the latest county data.
What is the water situation in Howell County?
Howell County gets about 47.6" of rain a year, with severe drought in roughly 5.2% of years.
How remote is Howell County?
A representative private-land location has about 22,483 people within a 30-minute drive and 881,007 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.
