Bolthole Index

Ray County, Missouri

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

68Index Score / 100
#69 of 115 in Missouri

Unincorporated Ray County, Missouri requires building permits for homes and non-agricultural garages or outbuildings of at least 120 square feet1. Ray County Planning & Zoning administers county zoning and on-site septic applications; new septic systems require a soil morphology test before filing234. Inside the cities named below, building permits and zoning follow city rules, with separate septic authorities5678.

At a glance

Building permit
Required for residential construction and listed accessory buildings1
Zoning
Yes; rules and use tables vary by district29
Septic permit
County Planning & Zoning for unincorporated land34
Owner application
An owner, contract purchaser or authorized agent may file10
RV living
Prohibited as a dwelling unless a hardship permit is approved11
Single-wide home
Requires at least 19 acres and a Conditional Use Permit12
Minimum home size
Lots under 19 acres: 1,000 sq ft single story; confirm the 1,400 sq ft threshold for other homes13

Who to call

Building permits

Ray County Building Inspector (Planning & Zoning)

Building permit applications and inspections

816-885-1947

Ray County Courthouse, 100 West Main St, Ste 16, Richmond, MO 64085

Zoning

Ray County Planning & Zoning

Zoning, development applications, conditional uses, driveways and floodplain permits

816-776-5398

Ray County Courthouse, 100 West Main St, Ste 16, Richmond, MO 64085

Septic permits

Ray County Septic Inspector (Planning & Zoning)

On-site septic applications and county septic inspections

816-776-5413 ext 2

Ray County Courthouse, 100 West Main St, Ste 16, Richmond, MO 64085

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

Off-grid gear

Going off-grid in Ray 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 Ray County, Missouri?

Unincorporated Ray County requires a building permit for residential construction and non-agricultural garages or outbuildings of at least 120 square feet1. The published residential building-permit fee is $0.40 per square foot of livable space, including finished basement, bonus-room and attic space; the non-agricultural garage or outbuilding fee is $15014. An agricultural-use-only building has a $0 permit fee and a $60 final-inspection fee, which does not establish a blanket exemption from county requirements15. Ray County references adopted building codes, but we could not confirm the edition; ask the Building Inspector16. Obtain the building permit before construction: Ray County may assess a penalty from $250 to $1,000 for starting first14.

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

For unincorporated land, contact the Ray County Building Inspector at 816-885-1947, Ray County Courthouse, 100 West Main St, Ste 16, Richmond, MO 6408517. Planning & Zoning answers at 816-776-5398 and is available by appointment only18. An owner, contract purchaser or authorized agent may file a development application, but that does not establish permission to perform every regulated trade; ask the Building Inspector about owner-builder work10.

Richmond and Wood Heights issue their own building permits1920. Septic in incorporated Wood Heights goes through Ray County Health Department; the county Planning & Zoning septic process described here serves unincorporated land64. Excelsior Springs and Lawson, cities mainly in Clay County that reach into Ray County, also issue their own building permits2122. Excelsior Springs requires city and county-health sewage approvals; Lawson requires the City Superintendent’s written private-sewage permit and inspection, with health requirements also applying78.

Does Ray County have zoning?

Ray County Planning & Zoning administers zoning for county-regulated land, with use permissions varying by district239. Richmond and Wood Heights set their own zoning; so do Excelsior Springs and Lawson, which extend into Ray County from Clay County5242526. Those city boundaries do not transfer septic entirely to city zoning offices: Wood Heights uses Ray County Health Department, Excelsior Springs requires county-health approval alongside city approval, and Lawson has city and health requirements678.

For unincorporated residential parcels, Ray County lists a 3-acre minimum and R-1A, R-1 and R-A acreage classes27. Lots under 19 acres require 1,000 square feet of livable space for single-story homes; the source prints “> 1,400” for other homes, so confirm that threshold before designing13. Animal production and accessory farm-animal raising require at least 19 acres; animal-housing buildings need 100-foot front and 50-foot side and rear setbacks28. These animal-building setbacks do not answer a house’s setback requirements; ask Planning & Zoning for the parcel’s residential setbacks23.

How do septic permits work in Ray County?

New on-site septic systems in unincorporated Ray County require a county permit and a soil morphology test before application4. Call the Ray County Septic Inspector at 816-776-5413 ext 2 for the On-Site Septic Application29. Ray County publishes a $300 septic-permit fee plus $100 for self-install consultation; pay the soil evaluator separately, and use a Missouri-certified installer when hiring the work30. The county fee sheet was updated in 2023, while Missouri suspended statewide program application fees effective August 28, 2026; ask the Septic Inspector which county charges currently apply1431.

Only about 4.3% of Ray County soils are rated “not limited” for conventional septic drain fields; a low share calls for site evaluation and potentially an engineered system, rather than ruling out septic32. For an existing system in a property sale, Missouri says buyers can use a private licensed inspector because local health agencies generally no longer perform transfer inspections33.

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

Unincorporated Ray County prohibits using an RV or accessory building as a dwelling, even during construction of a principal home, unless a hardship permit is approved34. County-regulated campground rentals are a separate use and are limited to 30 days35. We could not confirm a distinct tiny-home occupancy rule; ask Planning & Zoning to classify the structure before ordering it. A tiny home proposed as a dwelling on a lot under 19 acres faces Ray County’s livable-space standards13. A single-wide manufactured home requires at least 19 acres and a Conditional Use Permit36.

Never-rented ADUs are permitted in R-A, R-1 and R-1A and may be allowed elsewhere through a Conditional Use Permit, but cannot have separate utilities or an address, and cannot contain ranges, stovetops, burners or hot plates37. Ray County also states only one residential structure is allowed per parcel; ask Planning & Zoning how that limit applies to a proposed detached ADU3837.

How do you build a home in unincorporated Ray County?

  1. Ask Ray County Planning & Zoning to confirm the district, residential use and house setbacks939.
  2. For an unplatted parcel under 40 acres, hire a surveyor to prepare a plat for board approval; submit meeting paperwork during the first week of the preceding month, attend with your surveyor or send the surveyor, and record the approved plat3840.
  3. Complete the soil morphology test and obtain county septic approval before installing the new system4.
  4. Obtain the building permit before starting construction; the county accepts exact cash or check114.
  5. Arrange footing inspection after forms and rebar are set but before concrete; rough-in inspection covers plumbing, electrical, hard-wired smoke detectors and HVAC before insulation and sheetrock; final inspection checks safety items41.
  6. Obtain the county driveway permit if the new parcel lacks a driveway, plus MoDOT entrance permission for highway frontage42.
  7. Ask Planning & Zoning about floodplain approval: Missouri requires a permit for all floodplain development, and a regulatory-floodway project needs an engineering No-Rise Certificate1843.

What should you check before buying land in Ray County?

Acreage alone does not establish a buildable residential parcel in unincorporated Ray County: the minimum lot size is 3 acres, and unplatted parcels under 40 acres require platting2738. Lots of 3–4 acres on interior subdivision streets need 200 feet of width at the building line; other lots need 300 feet27. The plat filing fee is $175 plus $20 per lot38. A new parcel without a driveway requires a $150 non-refundable county driveway permit, and highway frontage also requires MoDOT entrance approval42.

Only about 4.3% of Ray County soils rate “not limited” for conventional drain fields, so evaluate the septic site before closing32. Ray County’s effective property-tax rate is about 0.8%, with a median annual bill of about $1,5334445. Missouri regulates well and pump installers but allows landowners to install their own well or pump without those permits; ask Missouri DNR about construction standards and Planning & Zoning about any additional parcel requirements46.

Watch-outs

  • Ray County may assess $250 to $1,000 for construction started before the required building permit is obtained14.
  • An owner may file a development application, but the rule does not establish an exemption from contractor or trade requirements10.
  • Do not plan to occupy an RV during construction in unincorporated Ray County without an approved hardship permit34.
  • Ray County permits specified never-rented ADUs but also limits residential structures to one per parcel; confirm a detached ADU with Planning & Zoning before purchase3738.

Sources

  1. Platting & Building Info Sheet, quoted and re-checked
  2. County Planning & Zoning – Ray County, Missouri, quoted and re-checked
  3. County Planning & Zoning – Ray County, Missouri, quoted and re-checked
  4. raycountymo.com, quoted and re-checked
  5. Richmond: Article II: Establishment Of Districts - City of Richmond, MO (Ray County), quoted and re-checked
  6. Wood Heights: official source (Ray County), quoted and re-checked
  7. Excelsior Springs: Chapter 715: Sewers - City of Excelsior Springs, MO (Ray County), quoted and re-checked
  8. Lawson: Chapter 705: Public and Private Sewers - City of Lawson, MO (Ray County), quoted and re-checked
  9. County Planning & Zoning – Ray County, Missouri, quoted and re-checked
  10. County Planning & Zoning – Ray County, Missouri, quoted and re-checked
  11. raycountymo.com, quoted and re-checked
  12. raycountymo.com, quoted and re-checked
  13. raycountymo.com, quoted and re-checked
  14. Platting & Building Info Sheet, quoted and re-checked
  15. Platting & Building Info Sheet, quoted and re-checked
  16. raycountymo.com, quoted and re-checked
  17. Ray County Building Inspector (Planning & Zoning) (raycountymo.com)
  18. Ray County Planning & Zoning (raycountymo.com)
  19. Richmond: Article I: Building Code - City of Richmond, MO (Ray County), quoted and re-checked
  20. Wood Heights: License/Permits Required (Ray County), quoted and re-checked
  21. Excelsior Springs: Article III: Permits — Fees - City of Excelsior Springs, MO (Ray County), quoted and re-checked
  22. Lawson: Article XVI: Fees - City of Lawson, MO (Ray County), quoted and re-checked
  23. County Planning & Zoning, quoted and re-checked
  24. Wood Heights: Table of Contents - City of Wood Heights, MO (Ray County), quoted and re-checked
  25. Excelsior Springs: Chapter 400: Zoning Regulations - City of Excelsior Springs, MO (Ray County), quoted and re-checked
  26. Lawson: Table of Contents - City of Lawson, MO (Ray County), quoted and re-checked
  27. Platting & Building Info Sheet, quoted and re-checked
  28. RAY COUNTY PLANNING & ZONING — Article 60 Use Regulations, quoted and re-checked
  29. Ray County Septic Inspector (Planning & Zoning) (raycountymo.com)
  30. raycountymo.com, quoted and re-checked
  31. OWTS Construction Permit Process (Missouri statewide rule), quoted and re-checked
  32. 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
  33. Onsite Wastewater Treatment System Inspections Versus Evaluations (Missouri statewide rule), quoted and re-checked
  34. raycountymo.com, quoted and re-checked
  35. Campgrounds and Recreational Vehicle Parks, quoted and re-checked
  36. Platting & Building Info Sheet, quoted and re-checked
  37. Accessory Dwelling Units, quoted and re-checked
  38. Platting & Building Info Sheet, quoted and re-checked
  39. Platting & Building Info Sheet, quoted and re-checked
  40. Platting & Building Info Sheet, quoted and re-checked
  41. Platting & Building Info Sheet, quoted and re-checked
  42. raycountymo.com, quoted and re-checked
  43. Floodplain Forms (Missouri statewide rule), quoted and re-checked
  44. Effective property tax rate: Bolthole Index county data
  45. Median property tax bill: Bolthole Index county data
  46. Water Wells - PUB2945 (Missouri statewide rule), quoted and re-checked

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

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Compared with neighboring counties

Like all 6 of its neighbors, Ray County has countywide zoning.

RuleRay CountyLafayette CountyClay CountyCaldwell CountyJackson CountyCarroll CountyClinton County
Building permitRequiredRequiredRequiredRequiredRequiredLimitedRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Health Dept. Env. HealthCounty Planning & Economic DevelopmentCounty Public Health CenterDHSSCounty Public Works On-Site Wastewater programCounty Health Dept.County Health Dept.

County locator

Ray County in Missouri

68
County map
Ray County highlighted among the Missouri counties · colored by Index score

How Ray County scores

Seclusion58100% ev.
Self-Sufficiency62100% ev.
Admin Boringness53100% ev.
Durability57100% ev.
Property Autonomy47100% ev.
Carry Cost76100% ev.

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

$272kTypical home
0.8%Property tax
$5,276Land / acre
40.2"Annual rain
6.4% of yrsSevere drought
13.3 / yr (+11.1)Mid-century 100°F days
18.7 daysMid-century dry spell
2" (+4.8%)Mid-century 1-day rain
1.71×Wildfire change factor
100%Forward climate coverage
$2,091Home insurance / yr
3.9% / yrInsurance growth
0.91%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
11,052People within 30 min
2,809,084People within 2 hr
38,525Radius comparison (15 mi)
40.7People / sq mi
0.3%Federal land
90%Land at 15% slope or less
4.3%Soils rated "not limited" for septic (strict USDA rating)
15,537 acWorkable land screen
24.3%Wooded land
34.7 tonsBiomass / forest ac
54°FAvg temp

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Cities and towns in Ray 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: Camden · Crystal Lakes · Village of Elmira · Village of Excelsior Estates · Fleming · Hardin · Henrietta · Village of Homestead · Orrick

Answers from the rulebook for Ray County

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

Ray County rules

  • Building permitRequired

    Residential construction and non-agricultural garages/outbuildings at least 120 square feet addressed by Ray County Planning & Zoning.

    • A permit must be pulled before construction begins.
    • A penalty of $250 to $1,000 may be assessed when a permit is not pulled before construction.
    • For non-agricultural garages/outbuildings, the published threshold is 120 square feet and up.

    residential permit fee: per 0.4 USD per square foot of livable space (Includes finished-basement, bonus-room, attic, and other livable space.) · non-agricultural garage/outbuilding permit fee: 150 USD (Applies to garages/outbuildings 120 square feet and up.)

    “For any Permit not pulled prior to the start of construction. Penalties of $250 – up to $1,000 may be assessed!”
    2 more reviewed findings on this topic
    • Required — Residential construction and listed non-agricultural accessory structures.
      “For any Permit not pulled prior to the start of construction. Penalties of $250 – up to $1,000 may be assessed!”
    • Required — Residential construction subject to Ray County Planning & Zoning requirements.
      “Building Permit (residential) – Ask about minimum setback requirements Building Permit fee is $ .40 cents per square foot of livable space, this would include any part of a finished basement, bonus room, attic, etc.”
  • Owner-builder exemptionConditional

    Applications for development approval under Ray County's Zoning Regulations, including the building permit application listed by Ray County Planning & Zoning.

    • The applicant may be the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner.
    • County officials may require proof of legal authority to take the action sought.
    • The official source does not expressly state whether an owner may perform all construction work without a licensed contractor or identify any owner-occupancy, affidavit, inspection, or project-type exception.
    “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner. County officials shall be authorized to require proof of legal authority to take the action sought.”
  • Building code adoptedAdopted (with conditions)

    County building requirements referenced in county residential design standards.

    • The source does not identify the specific code edition.
    “The County’s currently adopted building codes shall govern all building requirements.”
  • InspectionsRequired

    Residential construction described in the county Platting & Building Info Sheet.

    • Footing inspection occurs after forms and rebar are set and before concrete is poured.
    • Rough-in inspection occurs after plumbing, electrical, and HVAC work and before insulation and sheetrock.
    • Final inspection checks listed safety items.

    inspection stages: 3 stages · final inspection fee: 60 USD

    “Three Inspection Stages: 1. Footing inspection – After forms and rebar is set and before concrete is poured”
    2 more reviewed findings on this topic
    • Required — Residential construction subject to the county building permit process.
      “Three Inspection Stages: 1. Footing inspection – After forms and rebar is set and before concrete is poured 2. Rough-In – Plumbing, electrical (smoke detectors must be hard wired) and HVAC / Before insulation and sheetrock 3. Final – To check smoke detectors, GFI’s, plate and switch covers, handrails, basement door, etc. (safety)”
    • Required — Residential building construction subject to the county building permit process.
      “Three Inspection Stages: 1. Footing inspection – After forms and rebar is set and before concrete is poured 2. Rough-In – Plumbing, electrical (smoke detectors must be hard wired) and HVAC / Before insulation and sheetrock 3. Final – To check smoke detectors, GFI’s, plate and switch covers, handrails, basement door, etc. (safety)”
  • County-wide zoningPresent (with conditions)

    Development approval under Ray County's Zoning Regulations in the county-administered jurisdiction.

    • Applications for development approval are subject to the county's Zoning Regulations.
    • The official county page separately lists Planning & Zoning Board and Board of Zoning Adjustment functions.
    • The cited official building information sheet directs applicants to ask about minimum setback requirements; base setback tables were not located in the opened official materials.
    “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner.”
  • Local zoningPresent

    County zoning regulations and development-approval administration in Ray County.

    • The official county page identifies the Planning & Zoning Board, county zoning regulations, development-approval applications, building permits, conditional-use permits, temporary-use permits, and variance requests.
    • This claim establishes county zoning; it does not establish that incorporated municipalities administer identical county regulations.
    “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner. County officials shall be authorized to require proof of legal authority to take the action sought.”
    2 more reviewed findings on this topic
    • Present (with conditions) — Ray County zoning administered through county Planning & Zoning.
      “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner.”
    • Present — Ray County zoning regulations and base zoning districts administered through Ray County Planning & Zoning.
      “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner. County officials shall be authorized to require proof of legal authority to take the action sought.”
  • Zoning districtsPartial

    Residential zoning classes identified by Ray County Planning & Zoning.

    • The opened county sheet identifies R-1A, R-1, and R-A acreage bands, but this research did not extract the complete district-use table.

    R-1A parcel area: 3.00–8.99 acres · R-1 parcel area: 9.00–18.99 acres · R-A parcel area: >= 19 acres (Agricultural.)

    “R-A = 19.00 acres and up R-1 = 9.00 acres to 18.99 acres R-1A = 3.00 acres to 8.99 acres”
    One more reviewed finding on this topic
    • Published (with conditions) — County zoning districts and use standards.
      “The following table summarizes the principal use regulations of the Zoning Regulations’ base zoning districts.”
  • Minimum dwelling sizeSpecified

    Residential livable space on lots under 19 acres.

    • Single-story dwellings require 1,000 square feet of livable space.
    • Other dwellings require more than 1,400 square feet of livable space.
    • The source states these limits apply to lots under 19.00 acres.

    single-story minimum livable space: >= 1000 square feet (lots under 19.00 acres) · other dwelling minimum livable space: > 1400 square feet (lots under 19.00 acres)

    “Livable space – 1,000 sq ft single story > 1,400 sq ft other (lots under 19.00 acres in size)”
    2 more reviewed findings on this topic
    • Specified — Residential use on lots under 19 acres.
      “Livable space – 1,000 sq ft single story > 1,400 sq ft other (lots under 19.00 acres in size)”
    • Specified — Residential use on lots under 19.00 acres.
      “Livable space – 1,000 sq ft single story > 1,400 sq ft other (lots under 19.00 acres in size)”
  • Minimum lot sizeSpecified

    New parcels and zoning classes stated in the county Platting & Building Info Sheet.

    • The published classes are R-1A for 3.00–8.99 acres, R-1 for 9.00–18.99 acres, and R-A agricultural for 19.00 acres and up.
    • Lots of 3–4 acres on interior subdivision streets have a 200-foot minimum width at the building line; other lots have a 300-foot minimum width.

    minimum lot size: >= 3 acres

    “R-A = 19.00 acres and up R-1 = 9.00 acres to 18.99 acres R-1A = 3.00 acres to 8.99 acres Minimum lot size is 3.00 acres”
    2 more reviewed findings on this topic
    • Specified — Residential lotting and zoning classes.
      “Minimum lot size is 3.00 acres 3.00 - 8.99 acres = R-1A zoning class 9.00 – 18.99 acres = R-1 zoning class 19.00 acres and up = R-A agricultural”
    • Specified — Residential platting and zoning classes described by Ray County.
      “Minimum lot size is 3.00 acres 3.00 - 8.99 acres = R-1A zoning class 9.00 – 18.99 acres = R-1 zoning class 19.00 acres and up = R-A agricultural”
  • SetbacksSpecified

    Fences constructed in Ray County under the county zoning regulations.

    • The rules apply except as otherwise expressly provided in other county codes or regulations.
    • Front-setback fences 4 feet or less may be constructed only with visual density no greater than 50 percent per square foot.
    • Fences may be located in required rear or side setback areas.
    • No fence may constitute a traffic hazard or be hazardous or dangerous to persons or animals.
    • Fence height may not exceed 8 feet except for listed public grounds or when authorized by Conditional Use Permit.
    • All fences must comply with applicable building-code construction standards.

    maximum front-setback fence height under the stated allowance: <= 4 feet · maximum front-setback fence visual density: <= 50 percent per square foot · general maximum fence height: <= 8 feet (Public or parochial school grounds, public parks/playgrounds/other public lands, or greater height authorized by Conditional Use Permit)

    “Fences with a height of 4 feet or less may be constructed in the required front setback. Such fences front shall not have a visual density greater than 50 percent per square foot. 2. Fences may be located in required rear or side setback areas.”
    2 more reviewed findings on this topic
    • Specified — Buildings used to house domestic farm animals in Ray County zoning districts under Article 60.2E.
      “Animal production and accessory raising of farm animals shall be allowed only on lots or parcels having a minimum area of at least 19 acres, provided that all buildings used to house such farm animals are set back at least 100 feet from the front property line and at least 50 feet from side and rear property lines.”
    • Specified — Buildings used to house farm animals in Ray County zoning-regulated animal-production uses.
      “Animal production and accessory raising of farm animals shall be allowed only on lots or parcels having a minimum area of at least 19 acres, provided that all buildings used to house such farm animals are set back at least 100 feet from the front property line and at least 50 feet from side and rear property lines.”
  • Living in an RVProhibited

    Use of recreational vehicles as dwelling units, including during construction of a principal dwelling unit on the same property.

    • An approved hardship permit is the stated exception.
    “The use of recreational vehicles or accessory buildings as dwelling units, shall be prohibited, even during periods of construction of a principal dwelling unit on the same property unless you have an approved hardship permit.”
    2 more reviewed findings on this topic
    • Prohibited — Use of recreational vehicles as dwelling units, including during construction of a principal dwelling.
      “The use of recreational vehicles or accessory buildings as dwelling units, shall be prohibited, even during periods of construction of a principal dwelling unit on the same property unless you have an approved hardship permit.”
    • Prohibited — Use of recreational vehicles or accessory buildings as dwelling units in county-regulated areas.
      “The use of recreational vehicles or accessory buildings as dwelling units, shall be prohibited, even during periods of construction of a principal dwelling unit on the same property unless you have an approved hardship permit.”
  • Camping on your landLimited

    Space rentals in county-regulated campgrounds and recreational vehicle parks.

    • Campgrounds must be at least 10 acres.
    • Campground portions must be at least one-quarter mile from residential zoning districts.
    • County Health Department-approved sewage disposal dumping system and adequate public toilets are required.
    • There may be no more than 12 campground sites per gross acre.
    • Space rentals are limited to 30 days maximum.

    minimum campground area: >= 10 acres · maximum rental duration: <= 30 days · maximum campground sites: <= 12 sites per gross acre

    “The following standards shall apply to campgrounds, including recreational vehicle parks. 1. All campgrounds shall be at least 10 acres in area.”
  • Manufactured homesLimited

    Single-wide mobile homes in Ray County.

    • The published rule requires a Conditional Use Permit.
    • The published acreage requirement is 19.00 acres.

    minimum parcel area: >= 19 acres (Single-wide mobile homes.)

    “Single Wide Mobile Homes Require 19.00 acres Require application for Conditional Use Permit”
    2 more reviewed findings on this topic
    • Limited — Single-wide manufactured homes in county-regulated residential development.
      “Single Wide Mobile Homes Require 19.00 acres Require application for Conditional Use Permit”
    • Limited — Single-wide mobile homes in county-regulated areas.
      “Single Wide Mobile Homes Require 19.00 acres Require application for Conditional Use Permit Building Inspector – 816-885-1947”
  • Accessory dwellingsLimited

    Accessory dwelling units in Ray County zoning districts.

    • Never-rented ADUs are permitted in R-A, R-1, and R-1A districts.
    • ADUs may be allowed in other zoning districts through a Conditional Use Permit.
    • Only one ADU per lot or parcel.
    • The ADU must be within 100 feet of the principal structure and cannot have separate address or utilities.
    • The ADU is limited to two bedrooms and specified kitchen facilities.
    • At least one off-street parking space is required.
    • Combined household occupancy cannot exceed the number allowed for a single household.

    maximum ADUs: 1 per lot or parcel · maximum distance from principal structure: <= 100 feet · maximum bedrooms: <= 2 bedrooms · minimum ADU parking: >= 1 space · maximum ADU size: 33% of principal dwelling or 850 square feet, whichever is greater

    “Accessory dwelling units that are never rented (e.g. ‘mother-in-law’ apartments, guest suite, guest house, maid’s quarters,) are permitted in R-A, R-1, and R-1A districts and may be allowed in all other zoning districts through a Conditional Use Permit.”
    One more reviewed finding on this topic
    • Limited — Accessory dwelling units in Ray County zoning districts.
      “may be allowed in all other zoning districts through a Conditional Use Permit.”
  • Who permits septicCounty (with conditions)

    On-site septic applications handled through Ray County Planning & Zoning.

    • A soil morphology test is required before filing a septic-system application.
    • When an installer is hired, the county sheet states the installer must be certified with the State of Missouri.

    septic permit fee: 300 USD (Plus $100 self-install consultation fee.) · self-install consultation fee: 100 USD (Applies to self-install consultation.)

    “A soil morphology test is required prior to filing an application for a septic system”
  • Septic permitRequired

    On-site septic systems in Ray County subject to the county's septic process.

    • A soil morphology test is required before filing a septic application.
    • The soil-test fee is paid directly to the soil evaluator.
    • Installers must be certified with the State of Missouri.
    • The county source states cash or check only.
    • The fee schedule was updated 2023-03-01.

    septic permit fee: 300 USD (Plus $100 for self-install consultation fee.)

    “Septic Permit = $300.00 (Plus $100 for self-install consultation fee) A soil morphology test is required prior to filing an application for a septic system (fee for soil test is paid directly to the soil evaluator) (when hiring an installer, they must be certified with the State of Missouri)”
    One more reviewed finding on this topic
    • Required — New septic systems in unincorporated Ray County.
      “Septic Permit = $300.00 (Plus $100 for self-install consultation fee) A soil morphology test is required prior to filing an application for a septic system”
  • Agricultural exemptionConditional

    Agricultural-use-only building permits.

    • The source describes a $0 permit fee, not a complete exemption from all county requirements.
    • The source also lists a $60 final inspection fee.

    agricultural-use-only permit fee: 0 USD · final inspection fee: 60 USD

    “Building Permit – Agricultural Use Only Building Permit fee - $0.00 Final Inspection fee - $60.00”
  • Subdividing landRegulated (with conditions)

    New or existing parcels under 40 acres that have not previously been platted.

    • A surveyor must create the plat.
    • The Planning & Zoning Board must approve the plat.
    • The applicant or surveyor must attend the Board meeting.
    • Paperwork must be submitted in the first week of the month before the desired meeting month.
    • The county states it must give 15 days’ written notice to surrounding property owners.

    final plat/minor subdivision filing fee: per 20 USD per lot (Plus $175.00.) · base final plat/minor subdivision filing fee: 175 USD (In addition to $20.00 per lot.)

    “Any parcel new or existing, less than 40 acres, that have not previously been platted require platting. This requires hiring a surveyor to create the plat; this is not the same thing as a survey.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — New or existing parcels under 40 acres that have not previously been platted.
      “Any parcel new or existing, less than 40 acres, that have not previously been platted require platting.”
    • Regulated (with conditions) — Creation of new residential parcels and minor subdivisions in Ray County.
      “Any parcel new or existing, less than 40 acres, that have not previously been platted require platting. This requires hiring a surveyor to create the plat; this is not the same thing as a survey. Once the plat is drawn up it will need to be presented to the Planning & Zoning Board for approval. Only 1 residential structure is allowed per parcel/lot.”
  • Driveway accessRequired

    Access to a new residential parcel where no existing driveway exists.

    • A driveway permit is required only if there is not an existing driveway to the new parcel.
    • If the driveway is along highway frontage, entrance permission must be obtained through MoDOT.
    • The county driveway permit fee is $150 and non-refundable.

    driveway permit fee: 150 USD (non-refundable)

    “Driveway Permit = $150.00 (Only if there is not an existing driveway to the new parcel) If driveway is located along highway frontage, entrance must be permitted through MoDOT”
    One more reviewed finding on this topic
    • Limited — Access for a new residential parcel in Ray County.
      “Driveway Permit = $150.00 (Only if there is not an existing driveway to the new parcel) If driveway is located along highway frontage, entrance must be permitted through MoDOT”
  • Permit feesPublished (with conditions)

    Published Ray County Planning & Zoning fees for residential building permits, non-agricultural garage/outbuilding permits, agricultural-use building permits, final inspections, and septic permits.

    • Residential building permit fee is $0.40 per square foot of livable space, including finished basement, bonus room, and attic space.
    • Non-agricultural garage/outbuilding building permits apply at 120 square feet and up; the fee is $150.00.
    • Agricultural-use-only building permits have a $0.00 fee.
    • Final inspection fee is $60.00.
    • Septic permit fee is $300.00, plus $100.00 for a self-install consultation fee.
    • A soil morphology test is required before filing a septic application, and the soil-test fee is paid directly to the soil evaluator.
    • The source states that installers must be certified with the State of Missouri.
    • The source states that payment is cash or check only.
    • For any permit not pulled before construction starts, penalties of $250 up to $1,000 may be assessed.
    • The source states that the fee schedule was updated 3-1-2023; this is reported as a schedule-update date, not treated as an effective date.

    residential building permit: per 0.4 USD per square foot of livable space (includes finished basement, bonus room, and attic space) · non-agricultural garage/outbuilding permit: 150 USD (120 square feet and up) · agricultural-use-only building permit: 0 USD · final inspection: 60 USD · septic permit: 300 USD (plus $100 for self-install consultation) · permit penalty: 250-1000 USD (permit not pulled prior to start of construction)

    “Building Permit fee is $ .40 cents per square foot of livable space [...] Building Permit fee - $150.00 [...] Septic Permit = $300.00”
    2 more reviewed findings on this topic
    • Published (with conditions) — Ray County Planning & Zoning permit applications, including residential building permits, non-agricultural garages/outbuildings, agricultural-use building permits, final inspections, and septic permits.
      “Building Permit fee is $ .40 cents per square foot of livable space [...] Building Permit fee - $150.00 [...] Septic Permit = $300.00 [...] Fee schedule updated 3-1-2023”
    • Published (with conditions) — Building, driveway, septic, platting, and related Ray County Planning & Zoning permits.
      “Building Permit fee is $ .40 cents per square foot of livable space, this would include any part of a finished basement, bonus room, attic, etc.”
  • Permit processPublished (with conditions)

    Development-approval applications under Ray County Zoning Regulations.

    • Applications may be filed by the record owner, a contract purchaser, or a duly authorized agent.
    • County officials may require proof of authority.
    • For platting, the Planning & Zoning Board approves the plat and the County Commission and County Clerk provide final approval and signature before recording.
    “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner.”
    2 more reviewed findings on this topic
    • Published (with conditions) — County planning, platting, building, driveway, floodplain, septic, and related permit applications.
      “Applications for development approval under these Zoning Regulations may be filed by: the property owner of record, a purchaser under a contract for sale from the record owner, or the duly authorized agent of the record property owner.”
    • Published (with conditions) — Ray County residential platting, building-permit, septic, driveway, and related Planning & Zoning processes.
      “Board meetings are the first Monday of every month unless there is a schedule change due to a holiday. You or your surveyor must be at the meeting to represent the plat. Paperwork for a meeting must be submitted the first week of the month prior to the month of meeting you wish to attend. I am required to give 15 days’ written notice to surrounding property owners.”

Missouri rules that apply here

  • Septic inspectionLimited

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

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

    Off-grid 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.”
  • Building in a floodplainLimited

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

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

    Missouri county zoning authority over unincorporated land.

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

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

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

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

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

Still unanswered

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

  • Certificate of occupancy — Certificate-of-occupancy requirements.
  • Lot coverage — Lot coverage limits.
  • Building height — Building height limits.
  • Tiny homes — Tiny-home occupancy.
  • Mandatory utility hookup — Water and sewer connection requirements.
1 more unanswered
  • 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 Ray County, Missouri

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

Ray County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and workable self-sufficiency basics (40.2″/yr rainfall).

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

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

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

Living in an RV on your own land in Ray County is prohibited: Use of recreational vehicles as dwelling units, including during construction of a principal dwelling unit on the same property. An approved hardship permit is the stated exception. Confirm with the county before relying on it.

How much does land cost in Ray County, Missouri?

Land in Ray County runs about $5,276 per acre, based on the latest county data.

What is the water situation in Ray County?

Ray County gets about 40.2" of rain a year, with severe drought in roughly 6.4% of years.

How remote is Ray County?

A representative private-land location has about 11,052 people within a 30-minute drive and 2,809,084 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 Ray compares in Missouri

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