Bolthole Index

Montgomery County, Missouri

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

64Index Score / 100
#87 of 115 in Missouri

Unincorporated Montgomery County, Missouri requires a construction permit for structures 10-by-10 feet or larger, but agricultural buildings, fences, decks and porches are exempt.1 County zoning also applies.2 Start with Montgomery County Planning and Zoning, then take any onsite sewage application to the Montgomery County Health Department.34

At a glance

Building permit
Required for structures 10-by-10 feet or larger, with stated exemptions1
Zoning
County zoning applies; setbacks run 50 feet front and rear in the AGR zone and 30 feet in the RES zone2
Septic permit
County health review is required for most installations and repairs45
RV living
Not confirmed; ask Planning and Zoning before relying on RV occupancy2
Tiny homes
No specific county rule confirmed; zoning and construction review still matter12
Owner-builder
No general exemption confirmed; owners may install their own septic only after a class and DHSS test67
Private wells
Permit requirement not confirmed; county health offers well-water testing8

Who to call

Planning & zoning

Montgomery County Planning and Zoning

County planning, zoning and construction applications

573-564-2142

planningzoning@mcmo.us

310 Salisbury St., Ste. D, Montgomery City, MO 63361

Septic permits

Montgomery County Health Department

Onsite sewage permit applications, septic information and well-water testing

(573) 564-2495

400 Salisbury Street, Montgomery City, MO 63361-1232

Contact details are copied from each office’s official page and were checked against it on October 10, 2026.

Off-grid gear

Going off-grid in Montgomery 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 Montgomery County, Missouri?

Yes, with exceptions. Unincorporated Montgomery County requires a construction permit for structures 10-by-10 feet or larger, while agricultural buildings, fences, decks and porches are exempt.1 The official Planning and Zoning page provides a construction application.3 Missouri leaves fire and building-code adoption to local governments, so a county construction permit should not be mistaken for proof that one uniform statewide residential code controls the project.9

Montgomery County's construction permit is described as a land-use or health-related permit rather than enforcement of an adopted residential code.1 We could not confirm the current inspection sequence, certificate-of-occupancy requirement, fees, or a general owner-builder exemption; ask Planning and Zoning for the rules tied to the parcel and proposed structure before ordering plans or materials.63

Who handles Montgomery County building and zoning permits?

Montgomery County Planning and Zoning is the starting office for county planning, zoning and construction applications.3 The office is at 310 Salisbury St., Ste. D, Montgomery City, MO 63361, and lists 573-564-2142 and planningzoning@mcmo.us.3 The county page lists in-house office hours from 8 a.m. to 4 p.m., Monday through Friday, and links a construction application.3

Ask the office to identify the parcel's jurisdiction and zoning district before treating the county answer as final, because incorporated places can have their own rules and Missouri county zoning authority concerns unincorporated territory.10 Ask what drawings, site-plan details, approvals, fees and inspections apply to the exact project; a complete current county permit process could not be confirmed.3

Does Montgomery County, Missouri have zoning?

Yes. Montgomery County applies zoning, while Missouri law allows qualifying counties to adopt zoning for unincorporated territory after voter approval.210 The practical answer for a buyer is parcel-specific: ask Planning and Zoning to identify the district and confirm the current use, setback, lot-size, height and accessory-structure rules in writing.3

The county's zoning appears to set setbacks of 50 feet front and rear and 25 feet on the side in the AGR zone, and 30 feet front and rear and 15 feet on the side in the RES zone.2 We could not confirm current ordinance text for minimum dwelling size, minimum lot size or lot coverage.2 We also could not confirm a county rule that specifically authorizes residential RV use, tiny-home occupancy, manufactured-home occupancy or an accessory dwelling.2 Missouri's farm-structure protection concerns county fire-protection and fire-prevention ordinances; it is not a blanket exemption from zoning, septic, floodplain or other land-use requirements.11

How do septic permits work in Montgomery County?

The Montgomery County Health Department reviews onsite sewage permit applications under the county sewer ordinance.8 Most onsite wastewater installations and repairs require a construction permit, although some single-family residential lots may qualify for an exemption that must be confirmed before work starts.5 The health department tells the homeowner or installer to complete the septic application packet and submit it for review.8

The county health page lists a $165 onsite sewage permit fee, while the state says application fees were temporarily suspended effective August 28, 2026; ask the health department which charge currently applies before paying.1213 For residential property under three acres the state requires a permit, and the exemption does not apply in some counties, so ask the health department whether a larger tract qualifies.13 Only 0.2% of mapped county soils avoid a “very limited” rating for conventional septic drain fields, so make septic feasibility an early contingency rather than assuming a standard field will work.14 Property owners who want to install their own septic system must attend a class and pass the DHSS test.7

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

We could not confirm a Montgomery County rule that specifically allows long-term RV living, temporary camping or tiny-home occupancy on private land.2 County zoning and the construction-permit requirement still make Planning and Zoning the right office to ask before buying a parcel for either use.12 Ask whether the proposed unit is treated as a dwelling, mobile home, recreational vehicle or accessory structure, and whether the parcel's district permits that use.3

An off-grid plan does not remove wastewater obligations: Missouri generally requires approval before installing or repairing most onsite systems, and wastewater may not be discharged into a road ditch or onto the ground.15 If a tiny home or RV will produce domestic sewage, get a written answer from the Montgomery County Health Department about the proposed sanitation setup before site work.4

How do you build a home in Montgomery County, Missouri?

  1. Confirm whether the parcel is inside a municipality or in unincorporated Montgomery County, because county zoning authority applies to unincorporated territory.10
  2. Ask Montgomery County Planning and Zoning to identify the district and current construction-permit requirements, then obtain the county construction application.13
  3. Have the Montgomery County Health Department review onsite sewage feasibility and determine whether a permit or exemption applies before installation or repair begins.5
  4. Budget for a site-specific wastewater design because only 0.2% of mapped soils avoid severe limitations for a conventional drain field.14
  5. If access connects to a state highway, obtain the required MoDOT right-of-way permit and contact the Traffic Specialist at least 48 hours before work begins.1617
  6. Confirm inspections and any occupancy approval directly with Planning and Zoning because those county steps could not be verified.3

What should you check before buying land in Montgomery County?

Start with buildability, wastewater and access rather than the listing description. County zoning and a construction-permit requirement apply, but current district standards and permit details should be confirmed for the parcel with Planning and Zoning.21 Septic deserves special attention because only 0.2% of mapped soils avoid severe limitations for a conventional drain field.14

Check whether the driveway enters a state highway, because work in MoDOT right-of-way requires a permit.16 Ask the relevant jurisdiction whether the building site lies in a regulated flood hazard area; some participating Missouri jurisdictions restrict projects in designated floodplains.18 For purchase budgeting, the county's effective property-tax rate is about 0.7%, and the median annual property-tax bill is $1,282.1920 Missouri does not require a septic inspection before a property sale, but a lender or buyer may ask for one and some counties require it, so ask the health department.21 Private-well permitting was not confirmed, but the Montgomery County Health Department provides well-water testing services.8

Watch-outs

  • The county health page still lists a $165 septic permit fee, but the state reports a temporary application-fee suspension effective August 28, 2026; confirm the current charge with county health.1213
  • Only 0.2% of mapped Montgomery County soils avoid severe limitations for a conventional septic drain field, so obtain site-specific wastewater advice early.14
  • No current county ordinance text was confirmed for RV occupancy, tiny homes, minimum dwelling size or floodplain development; setbacks should be confirmed for the parcel's district too. Ask Planning and Zoning before relying on a seller's description.23

Sources

  1. Montgomery County MO Planning and Zoning (2026 county census)
  2. Montgomery County MO Planning and Zoning (2026 county census)
  3. Montgomery County Planning and Zoning (mcmo.us)
  4. OWTS Construction Permit Process, quoted and re-checked
  5. OWTS Construction Permit Process, quoted and re-checked
  6. (2026 county census)
  7. Onsite Septic Systems - Montgomery County Health Department, quoted and re-checked
  8. Montgomery County Health Department (montgomerycountyhealth.org)
  9. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  10. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  11. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked
  12. Onsite Septic Systems - Montgomery County Health Department, quoted and re-checked
  13. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  14. 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
  15. health.mo.gov (Missouri statewide rule), quoted and re-checked
  16. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  17. Permit Process | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  18. Laws and Regulations That Might Affect You if You Mine Sand or Gravel From Missouri Streams (Missouri statewide rule), quoted and re-checked
  19. Effective property tax rate: Bolthole Index county data
  20. Median property tax bill: Bolthole Index county data
  21. health.mo.gov, quoted and re-checked

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.

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Compared with neighboring counties

Unlike 5 of its 6 neighbors, Montgomery County requires a building permit for a home.

RuleMontgomery CountyWarren CountyCallaway CountyAudrain CountyLincoln CountyGasconade CountyOsage County
Building permitRequiredRequiredNot requiredNot requiredNot requiredLimitedLimited
County zoningYesYesNoNoNoNoNo
Septic permitsCounty Health Dept.County SanitarianCounty Health Dept.County Health Dept.County Health Dept.DHSSDHSS

County locator

Montgomery County in Missouri

64
County map
Montgomery County highlighted among the Missouri counties · colored by Index score

How Montgomery County scores

Seclusion62100% ev.
Self-Sufficiency58100% ev.
Admin Boringness4790% ev.
Durability48100% ev.
Property Autonomy47100% ev.
Carry Cost75100% 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 →

$234kTypical home
0.7%Property tax
$5,802Land / acre
41.8"Annual rain
5.4% of yrsSevere drought
13.6 / yr (+11.3)Mid-century 100°F days
15.5 daysMid-century dry spell
1.82" (+7.1%)Mid-century 1-day rain
1.8×Wildfire change factor
100%Forward climate coverage
$1,953Home insurance / yr
1.4% / yrInsurance growth
1.58%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
8,708People within 30 min
3,285,477People within 2 hr
16,903Radius comparison (15 mi)
21.4People / sq mi
0.1%Federal land
82.4%Land at 15% slope or less
0.2%Soils rated "not limited" for septic (strict USDA rating)
595 acWorkable land screen
37.7%Wooded land
43.5 tonsBiomass / forest ac
54.4°FAvg temp

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Cities and towns in Montgomery 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: Bellflower · High Hill · Jonesburg · Town of McKittrick · Town of Middletown · New Florence · Town of Rhineland · Wellsville

Answers from the rulebook for Montgomery County

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

Montgomery County rules

  • Owner-builder exemptionConditional

    Property owners installing their own onsite sewage systems under Montgomery County Health Department administration.

    • Property owners may install their own systems only if they attend class and pass the test at DHSS.
    “Property owners may only install their own systems if they attend class and pass the test at DHSS.”
  • Local zoningPresent (with conditions)

    The Ameren Missouri solar-generation project at 651 Booneslick Road, New Florence, Missouri

    • A Montgomery County Planning and Zoning conditional-use permit was required.
    • The source also states that a Missouri Department of Natural Resources land-disturbance permit was required.
    • The CUP was received on December 18, 2014; this is the date stated by the source for that project permit, not a general effective date for county zoning.
    “The site address is 651 Booneslick Road, New Florence, Missouri 63363. [...] The Project requires a Conditional Use Permit ("CUP") from Montgomery County, Missouri Planning and Zoning and a land disturbance permit from the Missouri Department of Natural Resources. On December 18, 2014, Ameren Missouri received the CUP, which is attached as Schedule SJW-D1.”
  • Who permits septicCounty (with conditions)

    Onsite wastewater permitting authority in Montgomery County, subject to incorporated-area and system-type exceptions.

    • Montgomery County Health Department is identified by Missouri DHSS as an ordinance county.
    • The county ordinance may impose requirements beyond state minimum standards.
    • Incorporated areas may be handled differently.
    • DNR regulates other wastewater systems, including non-single-family lagoons, systems discharging to surface waters, systems over 3,000 gallons per day, and industrial wastewater systems.
    “Agency: Montgomery County Health Dept. Authority Type: Ordinance [...] Contact the agency above for onsite wastewater permitting instructions. This county has their own Onsite Wastewater Ordinance and may have additional requirements beyond the state minimum construction standards.”
    One more reviewed finding on this topic
    • County (with conditions) — Onsite sewage system permitting and review in Montgomery County.
      “Under the authority of the Montgomery County Sewer Ordinance, health department staff provide installers and homeowners with information and review onsite sewage system permit applications.”
  • Septic permitRequired

    Onsite sewage system construction and repair in Montgomery County.

    • The county health department reviews onsite sewage system permit applications under the Montgomery County Sewer Ordinance.
    • DHSS states that most onsite wastewater installations or repairs require a construction permit, but some single-family residential lots may be exempt; the county ordinance may impose more restrictive requirements.
    • Work should not begin until the applicable permit or exemption is confirmed.
    • The county page lists a $165.00 onsite sewage system permit fee, while DHSS states that application fees were temporarily suspended effective August 28, 2026; the current fee status requires confirmation.

    published county permit fee: 165 USD (The county page lists this fee; DHSS separately announces temporary suspension of application fees effective August 28, 2026.)

    “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. The first step of the permitting process is to determine the agency that has permitting authority where the work is being done.”
    One more reviewed finding on this topic
    • Required — Installation or repair of most onsite wastewater treatment systems in Montgomery County.
      “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.”
  • Permit feesPublished (with conditions)

    Onsite sewage system permit fees administered by the Montgomery County Health Department.

    • The cited fee is for an onsite sewage system permit, not a general building or zoning permit.

    onsite sewage system permit fee: 165 USD

    “The fee for an onsite sewage system permit is $165.00.”
  • Permit processPartial

    Montgomery County onsite sewage system permit process.

    • The homeowner or installer completes the Septic Permit Application Packet.
    • The packet is sent to the Montgomery County Health Department for review.
    • The county process operates under the Montgomery County Sewer Ordinance.
    • State rules may provide exemptions or additional requirements.
    • Work should not begin until a permit has been issued or an exemption has been confirmed by the appropriate authority.
    “The Septic Permit Application Packet should be completed by the homeowner or the installer and sent to the Montgomery County Health Department for review.”
  • Building permitRequired

    County Planning & Zoning requires a construction permit in unincorporated Montgomery County for structures 10x10 or larger; agricultural buildings, fences, decks, and porches are exempt. Note: the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021) shows no adopted county residential code — the permit requirement is a county zoning/land-use or health-department permit regime rather than IRC code enforcement.

    Montgomery County MO Planning and Zoning ↗Scouted from the county site, not yet independently re-checked

  • County-wide zoningPresent

    County Planning & Zoning applies zoning districts with setback requirements (e.g., AGR Zone 50' front/rear, 25' side; RES Zone 30' front/rear, 15' side).

    Montgomery County MO Planning and Zoning ↗Scouted from the county site, not yet independently re-checked

Missouri rules that apply here

  • Building code adoptedPartial

    Missouri statewide legal framework for building-code adoption by counties and other communities; the statutes authorize local adoption rather than establishing one uniformly adopted statewide building code.

    • County authority under RSMo 64.170 applies to counties of the first and second classification.
    • A county that had not adopted a building code before August 28, 2001 must obtain voter approval before adopting under RSMo 64.170 to 64.200.
    • The adoption vote is limited to voters in the affected area; a code affecting a county is not voted on by citizens of incorporated territory.
    • A county adopting under RSMo 64.180 must use a current nationally recognized building code edition from calendar year 1999 or later, as amended.
    • A county building ordinance may not conflict with liquefied petroleum gas installation requirements governed by RSMo 323.020.
    • A community may incorporate a code by reference only if it otherwise has legal power to adopt the ordinance.
    • A code incorporated by reference must be filed with the community clerk and available for public inspection for 90 days before adoption.
    • An ordinance adopting a code by reference must state the penalty separately rather than incorporate the penalty by reference.
    • RSMo 67.280 defines community to include any county, fire protection district, or municipality, and municipality to include an incorporated city, town, or village.
    “Because fire and building codes are adopted at the local level in Missouri”
    2 more reviewed findings on this topic
  • 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”
  • Septic inspectionLimited

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

    • Local public health agencies generally no longer inspect existing systems for real-estate transfers.
    • A private licensed inspector may perform an inspection or evaluation.
    • A lender, buyer, or other transaction participant may require an assessment.
    • Some local standards may be more stringent than state regulations.
    • Inspections and evaluations are distinct; an inspection includes a hydraulic test, while an evaluation does not.
    “For the most part, local public health agencies no longer inspect existing systems related to real estate transfer. The help of a licensed inspector can be obtained to check the condition of the system.”
    2 more reviewed findings on this topic
    • Not required (with conditions) — Inspection or evaluation of an onsite wastewater treatment system before a real-estate transaction under Missouri state law, including transactions in Montgomery County.
      “No. However, if a lender or buyer requests an inspection/evaluation, it must be conducted by a licensed individual. Some counties may require an onsite system inspection/evaluation for every real estate transaction. Check with the local permitting authority.”
    • Limited — Inspections of existing onsite sewage systems in connection with property sales statewide in Missouri.
      “Missouri Department of Health and Senior Services' (DHSS) rules governing onsite sewage systems cover minimum construction requirements, system inspections at the time of property sales, and requirements for percolation testers and soil evaluators.”
  • Off-grid sanitationLimited

    Off-grid domestic wastewater treatment using onsite wastewater treatment systems where central sewer service is unavailable.

    • Onsite systems treat and dispose of domestic sewage on the property where generated.
    • A construction permit is generally required, including for residential property less than three acres, subject to county-specific exceptions.
    • Wastewater may not be discharged into a road ditch or onto the ground.
    • Local permitting authorities may impose additional requirements.

    residential lot threshold: < 3 acres (The exemption does not apply in some counties.)

    “Onsite wastewater treatment systems are sometimes referred to as "septic systems." These systems treat and dispose of domestic sewage on the property where it is generated.”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Use of onsite wastewater treatment systems as off-grid sanitation where central sewer service is unavailable in Missouri.
      “In Missouri, where central sewer service is not available, homeowners and small business owners use various types of onsite wastewater treatment systems (OWTS).”
  • 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”
    2 more reviewed findings on this topic
    • 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.”
  • 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.”
  • county zoning authorityLimited

    Missouri county zoning authority over unincorporated land.

    • RSMo § 64.850 applies to counties of the first class without a charter and counties of the second, third, or fourth class.
    • RSMo § 64.620 applies to counties of the second or third class to which §§ 64.510–64.690 apply.
    • Adoption under §§ 64.510–64.690 requires approval by vote of the people under § 64.530.
    • The authority applies in unincorporated portions and not incorporated portions.
    • The regulations must be in accordance with a comprehensive plan.
    • Under § 64.090, the zoning power does not apply to raising crops, livestock, orchards, or forestry; seasonal or temporary rice-farming or flood-irrigation impoundments; specified farm structures outside mapped flood-hazard areas; or underground mining entered through shafts outside mapped flood-hazard areas.
    • Existing lawful uses and specified public-utility services are protected under the cited statutory schemes.
    “the county commission of any county of the first class not having a charter form of government, or of any county of the second, third or fourth class may, after approval by vote of the people as provided in section 64.845, regulate and restrict, by order of record, in the unincorporated portions of the county, the height, number of stories, and size of buildings, the percentage of lots that may be occupied, the size of yards, courts and other open spaces, the density of population, the location and use of buildings, structures and land for trade, industry, residence or other purposes.”
    2 more reviewed findings on this topic
  • county building authorityLimited

    County authority to regulate residential construction and issue building permits in unincorporated areas of Missouri.

    • The authority under sections 64.170 to 64.200 applies to counties of the first and second classification.
    • A county that had not adopted a building code before August 28, 2001, must obtain voter approval before adopting one under those sections.
    • Only voters in the area affected by the proposed code may vote; incorporated-territory citizens cannot vote on a code affecting a county.
    • The county commission must hold at least three public hearings and provide the statutory newspaper publication and county posting notices before adoption.
    • Regulations adopted under section 64.180 apply to unincorporated territory, except as otherwise provided.
    • Adopted or amended codes after August 28, 2001, must use a current, calendar year 1999 or later edition of a nationally recognized building code, as amended.
    • A county building ordinance may not conflict with liquefied petroleum gas installations governed by section 323.020.

    public hearings before adoption: >= 3 hearings minimum (Section 64.180(3)) · newspaper notice: >= 15 days (Notice of hearing time and place must be published in at least two newspapers having general circulation within the county) · posted notice: >= 15 days (Notice must be posted in four conspicuous places in the county) · minimum nationally recognized building-code edition: >= calendar year 1999 edition year (Applies after August 28, 2001, under section 64.180)

    “The regulations adopted shall be applicable to the unincorporated territory of the county, except as otherwise provided herein”
    2 more reviewed findings on this topic
    • Limited — County regulation of construction and issuance of building permits for buildings, including residential construction, in Missouri counties, with the practical focus on county-controlled areas outside incorporated territory.
      “the county commission in all counties of the first and second classification [...] is for this purpose empowered [...] to adopt [...] regulations to control the construction”
    • Limited — Missouri counties' authority to require permits and regulate residential construction in unincorporated areas.
      “Before the adoption of such code of regulations, the county commission shall hold at least three public hearings thereon”

Still unanswered

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

  • Inspections — Building inspections in unincorporated Montgomery County.
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Montgomery County.
  • Minimum dwelling size — Minimum dwelling-size requirements in unincorporated Montgomery County, Missouri.
  • Minimum lot size — Minimum lot-size requirements in unincorporated Montgomery County, Missouri.
  • Setbacks — Building setbacks in unincorporated Montgomery County, Missouri.
9 more unanswered
  • 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 Montgomery County, Missouri

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

Montgomery County scores 64/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 8,708 people within a 30-minute drive.

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

Montgomery County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Montgomery County Health Department (County Sanitarian). 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 Montgomery County, Missouri?

Land in Montgomery County runs about $5,802 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 41.8" of rain a year, with severe drought in roughly 5.4% of years.

How remote is Montgomery County?

A representative private-land location has about 8,708 people within a 30-minute drive and 3,285,477 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 Montgomery compares in Missouri

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