Bolthole Index

Reynolds County, Missouri

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

70Index Score / 100
#61 of 115 in Missouri

Unincorporated Reynolds County, Missouri does not require a residential building permit1. County zoning could not be confirmed, so ask the Reynolds County Clerk about parcel restrictions before building23. Missouri DHSS handles septic permits in Reynolds County, and residential systems on parcels under 3 acres require a construction permit45.

At a glance

Building permit
Not required in unincorporated areas1
Zoning
Not confirmed; ask the Reynolds County Clerk23
Septic permits
DHSS; required for residential parcels under 3 acres456
RV living
County rule not confirmed; ask the County Clerk before occupying23
Tiny home
County occupancy and size rules not confirmed23
Floodplain contact
Reynolds County Floodplain Administrator7
Private wells
Installation permits generally required; landowner self-installation is exempt8

Who to call

Septic permits

Missouri DHSS Onsite Wastewater Treatment Program

Onsite wastewater construction permits and exemption confirmation for Reynolds County

(573) 751-6095 ext. 5

onsiteprogram@health.mo.gov

930 Wildwood Dr, Jefferson City, MO 65102

Online permits →

Floodplain permits

Reynolds County Floodplain Administrator

County floodplain questions

(573) 648-2494

PO Box 10, 2319 Green St., Centerville, MO 63633

Building permits

Reynolds County Clerk

General county contact for unconfirmed building, zoning, and land-use questions

573-648-2494 EXT 12

PO BOX 10, CENTERVILLE MO 63633-0010

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

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

Unincorporated Reynolds County does not require a residential building permit1. Missouri adopts fire and building codes locally rather than through one uniform statewide code9. Because we could not confirm a Reynolds County page that states the permit requirement, confirm the parcel and project with the Reynolds County Clerk before construction13. Incorporated communities can have their own rules because Missouri's local code framework includes cities, towns, and villages as communities with adoption authority9. Farm structures receive a statewide exemption from county fire-protection or fire-prevention ordinances, but that narrow exemption does not erase septic, floodplain, zoning, or other land-use requirements10.

Who handles building and land questions in Reynolds County?

We could not confirm a dedicated Reynolds County building department or planning office, and unincorporated Reynolds County does not require a residential building permit1. The Reynolds County Clerk is listed at PO BOX 10, CENTERVILLE MO 63633-0010 and can be reached at 573-648-2494 EXT 123. Use the Clerk as the starting point for questions about parcel-specific zoning, setbacks, occupancy, county-road access, building inspections, or certificates of occupancy because those county rules remain unconfirmed23. Septic construction permits are separate: Missouri DHSS is Reynolds County's onsite wastewater authority4. Floodplain questions go to the Reynolds County Floodplain Administrator7.

Does Reynolds County have zoning?

Countywide zoning in unincorporated Reynolds County could not be confirmed, so do not treat the county as unrestricted2. Missouri allows a noncharter county in the relevant classifications to establish zoning for unincorporated territory after voters approve the question11. That statewide authority does not prove that Reynolds County adopted zoning11. Before buying, ask the Reynolds County Clerk whether the parcel has county zoning, subdivision controls, minimum lot or dwelling size, setbacks, height limits, or restrictions on accessory dwellings23. For land inside Centerville, Ellington, or another incorporated community, ask that municipality directly because county zoning authority described by state law concerns unincorporated territory11.

How do septic permits work in Reynolds County?

Missouri DHSS is the onsite wastewater permitting authority for Reynolds County and directs applicants to request an application number through its online form4126. A construction permit is required to install or repair a residential onsite system on property under 3 acres, and nonresidential systems require a permit regardless of parcel size5. Larger residential parcels may qualify for an exception, but work should not begin until DHSS confirms the exception or issues the permit13. Application fees for onsite system construction, modification, and repair have been temporarily suspended since August 28, 202614. Required work must be left open for the state's notice-and-inspection procedure before completion15. Only about 15.7% of Reynolds County soils lack severe limitations for a conventional septic drain field, so make septic feasibility an early purchase contingency16.

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

A Reynolds County rule for long-term RV occupancy, temporary camping, or tiny-home occupancy could not be confirmed, and countywide zoning itself remains unconfirmed2. Ask the Reynolds County Clerk about the exact parcel and proposed use before moving an RV onto the land or ordering a tiny home23. A small or mobile dwelling still needs lawful sewage disposal through a regulated sewer or onsite system unless a statutory exception applies17. A residential onsite system on property under 3 acres requires a construction permit, while DHSS must confirm whether a larger residential parcel qualifies for an exception5. If the property lies inside an incorporated community, contact that city or town because Missouri's local code framework recognizes municipalities separately from counties9.

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

  1. Ask the Reynolds County Clerk whether the parcel is unincorporated and whether any zoning, subdivision, setback, floodplain, access, building-inspection, or occupancy rule applies23.
  2. Contact Missouri DHSS at (573) 751-6095 ext. 5 and request an onsite wastewater application number before installing or repairing a system126.
  3. Arrange the soil and system review early because only about 15.7% of county soils lack severe limitations for a conventional drain field16.
  4. Leave permitted septic work available for the required construction-stage inspection procedure15.
  5. Call the Reynolds County Floodplain Administrator at (573) 648-2494 if mapping places the site in a flood hazard area718.
  6. Obtain a MoDOT driveway permit before constructing or modifying a driveway within state right-of-way19.
  7. If drilling a private well, use a permitted installer or confirm the landowner self-installation exception and applicable construction standards with Missouri DNR8.

What should you check before buying land in Reynolds County?

Start with septic feasibility because only about 15.7% of county soils lack severe limits for a conventional drain field16. For a residential parcel under 3 acres, budget for a DHSS construction permit even though the application fee is temporarily suspended514. A private well generally requires permitted installation, although a landowner may install the owner's own well or pump without that permit under the cited state rules8. Terrain deserves a parcel-level look: about 50.5% of Reynolds County land is at a slope of 15% or less, and about 90.6% is wooded2021. A driveway within MoDOT right-of-way requires a state permit, while a county-road entrance rule could not be confirmed; ask the County Clerk193. Reynolds County's effective property-tax rate is about 0.5%, with a median annual property-tax bill of about $5532223.

Watch-outs

  • Unincorporated Reynolds County does not require a residential building permit, but we could not confirm a county page stating that rule; confirm the parcel with the Reynolds County Clerk13.
  • County zoning, RV occupancy, tiny-home occupancy, setbacks, and minimum dwelling size remain unconfirmed, so do not market or buy a parcel as unrestricted2.
  • Only about 15.7% of Reynolds County soils lack severe limits for a conventional septic drain field, so make septic feasibility a purchase contingency16.
  • DHSS onsite wastewater application fees are temporarily suspended, but the permit or confirmed exemption is still required before applicable work begins1412.

Sources

  1. Missouri Data - County Building Codes for Missouri (2026 county census)
  2. (2026 county census)
  3. Reynolds County Clerk (mocounties.com)
  4. OWTS Construction Permit Process, quoted and re-checked
  5. OWTS Construction Permit Process, quoted and re-checked
  6. Missouri DHSS Onsite Wastewater Treatment Program (health.mo.gov)
  7. Reynolds County Floodplain Administrator (sema.dps.mo.gov)
  8. Water Wells — PUB2945, quoted and re-checked
  9. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  10. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked
  11. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  12. OWTS Construction Permit Process, quoted and re-checked
  13. OWTS Construction Permit Process, quoted and re-checked
  14. OWTS Construction Permit Process — fee suspension, quoted and re-checked
  15. RSMo Section 701.050 — Construction or repair notice and inspection, quoted and re-checked
  16. 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
  17. RSMo Section 701.031 — Disposal of sewage, 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. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  20. Share of land at 15% slope or less: Bolthole Index county data
  21. Wooded share of land: Bolthole Index county data
  22. Effective property tax rate: Bolthole Index county data
  23. Median property tax bill: Bolthole Index county data

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

Like all 6 of its neighbors, Reynolds County requires no county building permit for a home.

RuleReynolds CountyIron CountyCarter CountyShannon CountyWayne CountyMadison CountyDent County
Building permitNot requiredNot requiredNot requiredNot requiredNot requiredNot requiredNot required
County zoningNot publishedNot publishedNoNot publishedNot publishedNoNo
Septic permitsDHSSDHSSDHSSMO Dept. of Health & Senior ServicesMO Dept. of Health & Senior ServicesMO Dept. of Health & Senior ServicesDHSS

County locator

Reynolds County in Missouri

70
County map
Reynolds County highlighted among the Missouri counties · colored by Index score

How Reynolds County scores

Seclusion90100% ev.
Self-Sufficiency52100% ev.
Admin Boringness8277% ev.
Durability37100% ev.
Property Autonomy47100% ev.
Carry Cost86100% ev.

Evidence strength: 96%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$168kTypical home
0.5%Property tax
$2,655Land / acre
48.3"Annual rain
4.6% of yrsSevere drought
12.2 / yr (+10.2)Mid-century 100°F days
16.6 daysMid-century dry spell
2.14" (+8.1%)Mid-century 1-day rain
1.79×Wildfire change factor
100%Forward climate coverage
$1,736Home insurance / yr
0% / yrInsurance growth
2.05%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
2,405People within 30 min
418,114People within 2 hr
6,819Radius comparison (15 mi)
7.4People / sq mi
17.6%Federal land
50.5%Land at 15% slope or less
15.7%Soils rated "not limited" for septic (strict USDA rating)
80,533 acWorkable land screen
90.6%Wooded land
34.5 tonsBiomass / forest ac
55.5°FAvg temp

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Cities and towns in Reynolds 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.

Centerville · Ellington

Answers from the rulebook for Reynolds County

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

Reynolds County rules

  • Building permitNot required

    Missouri has no statewide residential code and the state's county building-code dataset shows Reynolds County has adopted no residential, commercial or energy building code, so this rural non-charter county does not require a building permit. Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

    Missouri Data - County Building Codes for Missouri ↗Scouted from the county site, not yet independently re-checked

  • Owner-builder exemptionAvailable

    Missouri has no statewide residential contractor license and Reynolds County requires no building permit, so an owner may build their own residence without licensing.

    Missouri Data - County Building Codes for Missouri ↗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”
  • Who permits septicMixed (with conditions)

    Onsite wastewater treatment systems statewide in Missouri.

    • DHSS administers minimum standards and permits through DHSS, local contract authorities, or local authorities operating under ordinance.
    • County or city governments may adopt standards stricter than the state standard.
    • DNR regulates lagoons serving anything other than single-family residences, systems discharging to surface waters, systems treating flows greater than 3,000 gallons per day and dispersing through soil absorption systems, and industrial wastewater systems.
    • DNR approval is required for subdivisions, mobile home parks, and campgrounds when OWTS use is planned.

    domestic wastewater flow threshold: <= 3000 gallons per day (DNR regulates systems with flows greater than 3,000 gallons per day when wastewater is dispersed through soil treatment or absorption systems)

    “DHSS OWTS permitting falls under one of three authority types: DHSS Onsite Program, Local Authority (contract), or Local Authority via Ordinance. The application process varies by permitting authority.”
    4 more reviewed findings on this topic
  • Septic permitRequired

    Installing or repairing most onsite wastewater treatment systems in Missouri, including residential systems subject to state permitting.

    • A construction permit is required before installing or repairing most OWTS.
    • Some single-family residential lots may be exempt.
    • For residential property less than three acres, a permit is required; the exemption does not apply in some counties, so the county authority must be checked.
    • Work should not begin until a permit is issued or an exemption is confirmed.
    • Effective August 28, 2026, application fees for onsite sewage disposal system construction, modifications, and repairs are temporarily suspended.

    residential lot threshold: < 3 acres (The exemption does not apply in some counties.) · temporary permit-fee suspension effective date: 2026-08-28 (Applies to application fees associated with onsite sewage disposal system construction, modifications, and repairs.)

    “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.”
    5 more reviewed findings on this topic
    • Required — Installing or repairing most onsite wastewater treatment systems in Reynolds County under DHSS authority.
      “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.”
    • Required — Installing or repairing most onsite wastewater treatment systems serving property in Reynolds 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. [...] Work should not begin until a permit has been issued or an exemption to permitting has been confirmed by the appropriate permitting authority.”
    • Required — Residential and other onsite wastewater systems in Reynolds County under DHSS jurisdiction.
      “A construction permit is required to install or repair an onsite system on any residential property less than three acres. (This exemption does not apply in some counties; check with the county authority.) Regardless of the size of the property, a permit is necessary for all other onsite systems that serve non-residential structures.”
    • Required — Installing or repairing most onsite wastewater treatment systems statewide in Missouri.
      “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.”
    • Required — Proposed campgrounds, mobile home parks, and subdivisions planning to use onsite wastewater treatment systems anywhere in Missouri.
      “DNR must approve subdivisions, mobile home parks and campgrounds if the use of OWTS is planned.”
  • Septic inspectionRequired

    Onsite sewage disposal system construction, major modification, or major repair where notice and application are required under RSMo 701.046.

    • The person must provide notice and an opportunity for inspection before completion.
    • Registered contractors must notify before 9:00 a.m. on the day preceding completion; unregistered persons must notify before 9:00 a.m. on the second preceding day.
    • The system must remain available for complete inspection until 3:00 p.m. on the completion day unless earlier inspection approval is confirmed.
    • The system may not be closed or completed if it fails the state standard.
    • Written inspection results or confirmation that the department did not inspect must be provided to the property owner within three working days.
    “No person required to provide notice and apply to the city, county or department under section 701.046 may complete the construction, major modification or major repair of an on-site sewage disposal system* without providing notice and an opportunity for inspection by the city, county or department as provided in this section.”
    3 more reviewed findings on this topic
    • Limited — Construction, major modification, or major repair of onsite sewage disposal systems in Reynolds County.
      “No person required to provide notice and apply to the city, county or department under section 701.046 may complete the construction, major modification or major repair of an on-site sewage disposal system without providing notice and an opportunity for inspection by the city, county or department as provided in this section.”
    • Limited — Inspection or evaluation of existing onsite wastewater systems in connection with Missouri real-estate transfers.
      “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.”
    • 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

    Buildings where people live, work, or assemble in Reynolds County that use onsite sanitation instead of a public sewer.

    • Domestic sewage must be disposed of through a regulated sewer system or an onsite sewage disposal system unless a statutory exception applies.
    • A single-family residence lot of at least three acres, or a residential lot of at least ten acres meeting the statutory spacing and density conditions, may be excluded from Chapter 701 requirements if all system points are more than ten feet from adjoining property lines and no effluent enters adjoining property, contaminates surface or groundwater, or creates a nuisance.
    • Lots adjacent to Corps of Engineers or public-utility lakes are excepted from the ten-acre exclusion.

    minimum lot area for single-family exclusion: >= 3 acres · minimum lot area for alternative residential exclusion: >= 10 acres (No single-family residence onsite sewage disposal system within 360 feet of another system and no more than one single-family residence per 10 acres in the aggregate.) · system setback for statutory exclusion: > 10 feet (All points of the system must be more than ten feet from adjoining property lines.)

    “Except as provided in this section, sewage and waste from such buildings shall be disposed of by discharging into a sewer system regulated pursuant to chapter 644, or shall be disposed of by discharging into an on-site sewage disposal system operated as defined by rules promulgated pursuant to sections 701.025 to 701.059.”
    2 more reviewed findings on this topic
    • Limited — Off-grid domestic wastewater treatment using onsite wastewater treatment systems where central sewer service is unavailable.
      “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.”
    • 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”
    3 more reviewed findings on this topic
    • Required — Water-well construction or repair in Reynolds County.
      “A non-restricted water well installation permit is required to construct or repair a water well in Missouri.”
    • 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.”
  • Permit feesPublished (with conditions)

    Missouri Department of Natural Resources air construction permits statewide.

    • Fees apply to air construction permits, not to every Missouri building or land-use permit.
    • Construction permit fees include a filing fee and an hourly processing fee.
    • The filing fee depends on the type of construction permit.
    • The listed fees are effective January 1, 2026.
    • Fees applicable until December 31, 2025 are available on the Air Construction Permit Fees white sheet.
    • A convenience fee is charged for electronic payment.

    portable source relocation filing fee: 300 USD · minor permit filing fee: 300 USD · minor permit processing fee: per 100 USD (hour) · general permit filing fee: 700 USD · new source review filing fee: 6000 USD (plus $100 per hour processing fee) · prevention of significant deterioration filing fee: 6000 USD (plus $100 per hour processing fee) · hazardous air pollutant filing fee: 6000 USD (plus $100 per hour processing fee) · temporary or pilot filing fee: 250 USD (plus $100 per hour processing fee)

    “Construction permit fees include a filing fee and an hourly processing fee. The filing fee is dependent on the type of construction permit.”
    2 more reviewed findings on this topic
    • Published (with conditions) — DHSS onsite wastewater permit fees applicable to Reynolds County.
      “Effective August 28, 2026, due to changes to RSMo 701.046, the application fees associated with on-site sewage disposal system construction, modifications, and repairs will be temporarily suspended.”
    • Published (with conditions) — Missouri onsite wastewater treatment system construction, modification, and repair application fees administered under the statewide DHSS OWTS program.
      “Effective August 28, 2026, [...] the application fees associated with on-site sewage disposal system construction, modifications, and repairs will be temporarily suspended.”
  • Permit processPublished (with conditions)

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

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

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

    “A construction permit is required before installing or repairing most onsite wastewater treatment systems (OWTS). Some single family residential lots may be exempt from permitting.”
    2 more reviewed findings on this topic
    • Published (with conditions) — DHSS onsite wastewater permit process for Reynolds County.
      “The application process varies by permitting authority. Work should not begin until a permit has been issued or an exemption to permitting has been confirmed by the appropriate permitting authority.”
    • Published (with conditions) — Permit applications for work on Missouri Department of Transportation right-of-way statewide.
      “Contact the Traffic Specialist a minimum of 48 hours prior to beginning work and for all necessary inspections.”
  • county zoning authorityLimited

    Missouri county zoning authority over unincorporated land.

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

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

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

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

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

Still unanswered

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

  • Inspections — Building inspections in Reynolds County.
  • Certificate of occupancy — Certificates of occupancy in Reynolds County.
  • County-wide zoning — Countywide zoning in Reynolds County, Missouri.
  • Local zoning — Aggregate local zoning in Reynolds County, including municipal and other subordinate local authorities.
  • Minimum dwelling size — Minimum dwelling-size requirements in Reynolds County, Missouri.
11 more unanswered
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Mandatory utility hookup
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Reynolds County, Missouri

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

Reynolds County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 2,405 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: elevated current hazard exposure.

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

Reynolds County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Missouri Department of Health and Senior Services (DHSS) - Onsite Wastewater Treatment Program. Owner-builders may act as their own contractor to build their home. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Reynolds County, Missouri?

Land in Reynolds County runs about $2,655 per acre, based on the latest county data.

What is the water situation in Reynolds County?

Reynolds County gets about 48.3" of rain a year, with severe drought in roughly 4.6% of years.

How remote is Reynolds County?

A representative private-land location has about 2,405 people within a 30-minute drive and 418,114 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 Reynolds compares in Missouri

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