Bolthole Index

Scotland County, Missouri

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

75Index Score / 100
#27 of 115 in Missouri

Unincorporated Scotland County, Missouri does not require a county residential building permit1. Memphis requires city building permits and has its own zoning23. Missouri DHSS handles county septic permitting; Memphis also requires a city permit for private sewage systems45. Countywide zoning remains unconfirmed, and floodplain development still requires a community-issued permit67.

At a glance

Building permit
Not required for unincorporated residential construction; Memphis requires city building permits12
Zoning
Countywide zoning unconfirmed; Memphis has its own zoning63
Septic permits
DHSS handles county septic permits; Memphis also requires a city private-sewage permit45
RV living
No county occupancy rule was confirmed; ask the Commission and any municipality6
Tiny homes
No county occupancy, size or siting rule was confirmed6
Owner-builder
No separate owner-builder exemption was confirmed8
Floodplain development
Community-issued permit required; regulatory floodway development also needs an Engineering No-Rise Certificate79

Who to call

Building permits

Scotland County Commission

General county-government questions, including confirmation of any county land-use requirements

(660) 465-7027

117 South Market Street, Suite 100, Memphis, MO 63555

Septic permits

Missouri DHSS Onsite Wastewater Treatment Program

Onsite wastewater construction and repair permits for Scotland County

(573) 751-6095 ext. 5

OnsiteProgram@health.mo.gov

930 Wildwood Dr, Jefferson City, MO 65102

Online permits →

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

Off-grid gear

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

No county residential building permit is required in unincorporated Scotland County, Missouri1. Inside Memphis, obtain a city building permit before construction; the application needs a city form, sketch or drawing, and construction-cost estimate2. Memphis private sewage systems also need a written permit from the city Superintendent, with state or county health requirements preserved5. Missouri DHSS is the county onsite wastewater authority4. Scotland County building inspections and certificates of occupancy could not be confirmed; ask the Scotland County Commission what documentation applies to the rural parcel10. Missouri exempts farm structures from county fire-protection and fire-prevention ordinances, but that exemption does not waive all building, zoning, floodplain or septic requirements11.

Who issues building permits in Scotland County?

Scotland County does not require a residential building permit in its unincorporated area1. Contact the Scotland County Commission for rural land-use questions at 117 South Market Street, Suite 100, Memphis, MO 63555 and (660) 465-702710. Ask the Commission about parcel jurisdiction and any county subdivision or access requirements that could not be confirmed10. Memphis issues its own building permits2. Missouri DHSS handles county septic permitting, while Memphis also requires a city private-sewage permit and preserves health-authority requirements45. Memphis administers floodplain development within its mapped Special Flood Hazard Areas; ask the Commission to identify the responsible floodplain representative for unincorporated land12910.

Does Scotland County have zoning?

We could not confirm an adopted Scotland County zoning ordinance, zoning map or countywide zoning program, so do not treat rural property as unrestricted6. Missouri law allows a county in the applicable classification to begin county zoning only after voters approve the question, and county zoning applies to unincorporated territory rather than incorporated areas13. Ask the Scotland County Commission whether the parcel is subject to county land-use or subdivision requirements10. Memphis has its own zoning districts inside city limits; county zoning authority concerns unincorporated land313. Scotland County setbacks, minimum lot size, minimum dwelling size, accessory-dwelling rules and building-height limits could not be confirmed6. A wastewater subdivision rule is confirmed: a new development proposing at least 7 lots, each under 5 acres and using individual onsite systems, needs written Missouri DNR approval before a lot is sold, leased or built on14.

How do septic permits work in Scotland County?

Missouri DHSS administers onsite wastewater permitting in Scotland County and directs applicants to request an application number through its online form415. Contact DHSS to establish the permitting authority and do not begin installation until a septic construction permit is issued or an exemption is confirmed; the application process varies by authority1617. Contact the Onsite Wastewater Treatment Program at 930 Wildwood Dr, Jefferson City, MO 65102, (573) 751-6095 ext. 5, or OnsiteProgram@health.mo.gov15. State application fees for onsite-system construction, modification and repair have been temporarily suspended since August 28, 2026, although a local authority may charge different fees or impose added requirements18. Scotland County has 0% of mapped soils rated “not limited” for conventional drain fields; septic is not necessarily impossible, but a site evaluation or engineered system may be needed19. Missouri law does not require a pre-sale septic inspection or evaluation in Scotland County, but a buyer or lender may request one from a licensed individual; ask DHSS whether a stricter local requirement applies20.

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

We could not confirm a Scotland County rule that either allows or prohibits living in an RV, camping temporarily, occupying a tiny home or placing a manufactured home6. The lack of a county residential building permit does not answer occupancy, sanitation, setbacks or municipal zoning questions16. Before buying or moving a unit onto land, ask the Scotland County Commission about the exact parcel and proposed use10. Ask the relevant city or town as well if the parcel is incorporated because Missouri building codes are adopted locally21. Any occupied dwelling needs a lawful wastewater solution: wastewater may not be discharged onto the ground or into a road ditch, and most onsite-system installations or repairs need approval unless DHSS confirms an exemption2223.

Building a home in Scotland County: what are the steps?

  1. Confirm whether the parcel is unincorporated or inside a municipality: Scotland County has no county residential building permit, while Memphis requires city building permits and has its own zoning123.
  1. Ask the Scotland County Commission whether zoning or parcel-specific land-use requirements apply; countywide zoning remains unconfirmed610.
  1. Have the site evaluated and contact DHSS before installing septic; obtain the construction permit or confirmation of an exemption1617. Inside Memphis, also obtain the city private-sewage permit5.
  1. For a subdivision using individual onsite systems, check whether the proposal reaches the state threshold requiring written DNR approval before any lot is sold, leased or built on14.
  1. Check the flood map: Scotland County floodplain development requires a community-issued permit, and proposed development in the regulatory floodway requires an Engineering No-Rise Certificate before permit issuance7.
  1. If the driveway enters Missouri Department of Transportation right-of-way, obtain the state access permit before constructing or modifying it24.

What should you check before buying land in Scotland County?

Start with wastewater feasibility: 0% of Scotland County's mapped soils are rated “not limited” for conventional drain fields, so arrange a professional site evaluation; the rating does not mean septic is impossible19. Check the flood map before planning development: Memphis requires a floodplain development permit in mapped Special Flood Hazard Areas, and applicable development in an unincorporated floodplain also requires a permit1225. Verify legal access, and remember that a driveway constructed or modified within state right-of-way requires a MoDOT permit24. Confirm jurisdiction and zoning directly with the Scotland County Commission because countywide zoning, setbacks and minimum lot or home sizes were not confirmed610. Missouri requires permits for professional well and pump installation, while landowners may install their own well or pump under the applicable law and rules26. Public water-system wells need separate written approval before construction or alteration, subject to the stated exemption27. The county has 85.3% of land at a slope of 15% or less, but parcel-level topography can differ28. For carrying costs, the countywide effective property-tax rate is 0.8%, with a median annual bill of $1,1922930.

Watch-outs

  • Countywide zoning, setbacks, minimum lot size and dwelling-size rules remain unconfirmed; ask the Scotland County Commission for a parcel-specific answer610.
  • Scotland County floodplain development requires a community-issued permit, and regulatory floodway development needs an Engineering No-Rise Certificate before permit issuance; ask the Commission who administers unincorporated parcels910.
  • Scotland County has 0% of mapped soils rated “not limited” for conventional drain fields; a site evaluation or engineered system may be needed, but septic is not necessarily impossible19.

Sources

  1. Missouri Division of Fire Safety / data.mo.gov – County Building Codes for Missouri (dated 07/01/2026) (2026 county census)
  2. Memphis: Article II: Building Permits And Code Enforcement (Scotland County), quoted and re-checked
  3. Memphis: Chapter 405: Zoning Regulations (Scotland County), quoted and re-checked
  4. OWTS Construction Permit Process, quoted and re-checked
  5. Memphis: Chapter 710: Sewers and Sewage Disposal (Scotland County), quoted and re-checked
  6. (2026 county census)
  7. Floodplain Forms, quoted and re-checked
  8. (2026 county census)
  9. Floodplain Forms, quoted and re-checked
  10. Scotland County Commission (scotlandcountymo.org)
  11. RSMo Section 64.003 — Farm buildings and farm structures (Missouri statewide rule), quoted and re-checked
  12. Community Status Book Report — Missouri, quoted and re-checked
  13. RSMo § 64.090 — Planning and zoning powers of county commission (Missouri statewide rule), quoted and re-checked
  14. OWTS Construction Permit Process, quoted and re-checked
  15. Missouri DHSS Onsite Wastewater Treatment Program (health.mo.gov)
  16. health.mo.gov, quoted and re-checked
  17. OWTS Construction Permit Process, quoted and re-checked
  18. OWTS Construction Permit Process, quoted and re-checked
  19. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  20. health.mo.gov, quoted and re-checked
  21. RSMo Section 64.170 (Missouri statewide rule), quoted and re-checked
  22. health.mo.gov (Missouri statewide rule), quoted and re-checked
  23. OWTS Construction Permit Process, quoted and re-checked
  24. Permits | Missouri Department of Transportation (Missouri statewide rule), quoted and re-checked
  25. Floodplain Forms, quoted and re-checked
  26. Water Wells - PUB2945 (Missouri statewide rule), quoted and re-checked
  27. Who Regulates Water Wells in Missouri? - PUB4001, quoted and re-checked
  28. Share of land at 15% slope or less: Bolthole Index county data
  29. Effective property tax rate: Bolthole Index county data
  30. Median property tax bill: Bolthole Index county data

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 4 of the 5 neighbors with published rules, Scotland County requires no county building permit for a home.

RuleScotland CountySchuyler CountyClark CountyKnox CountyAdair CountyLewis CountyShelby County
Building permitNot requiredLimitedNot requiredNot publishedNot requiredNot requiredNot required
County zoningNot publishedNot publishedNoNot publishedNoNot publishedNo
Septic permitsMO DHSS Onsite Wastewater Treatment ProgramDHSSDHSSMO Dept. of Health & Senior ServicesDHSSMO DHSS Onsite Wastewater Treatment ProgramMO Dept. of Health & Senior Services

County locator

Scotland County in Missouri

75
County map
Scotland County highlighted among the Missouri counties · colored by Index score

How Scotland County scores

Seclusion78100% ev.
Self-Sufficiency63100% ev.
Admin Boringness7868% ev.
Durability46100% ev.
Property Autonomy47100% ev.
Carry Cost7896% ev.

Evidence strength: 94%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$138kTypical home
0.8%Property tax
$5,438Land / acre
39.7"Annual rain
9.4% of yrsSevere drought
9.4 / yr (+7.9)Mid-century 100°F days
16.9 daysMid-century dry spell
2.01" (+7.5%)Mid-century 1-day rain
1.85×Wildfire change factor
100%Forward climate coverage
$1,943Home insurance / yr
5.1% / yrInsurance growth
2.44%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
6,354People within 30 min
531,856People within 2 hr
7,842Radius comparison (15 mi)
10.7People / sq mi
0.2%Federal land
85.3%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
21.7%Wooded land
47.1 tonsBiomass / forest ac
51.7°FAvg temp

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Cities and towns in Scotland 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: Town of Arbela · Village of Granger · Town of Rutledge · Town of South Gorin

Answers from the rulebook for Scotland County

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

Scotland County rules

  • Building permitNot required

    Missouri's official statewide County Building Codes list shows no adopted building/residential code for Scotland County; as a non-charter rural county it does not require county building permits (municipalities set their own). Corroborated by the state County Building Codes dataset (data.mo.gov iq7s-izvt, 2021): no county residential building code adopted.

    Missouri Division of Fire Safety / data.mo.gov – County Building Codes for Missouri (dated 07/01/2026) ↗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 septicState

    Onsite wastewater treatment systems in Scotland County, subject to the system-type limits stated by Missouri DHSS.

    • DHSS states that permitting authority must be determined for the work location.
    • DHSS permitting covers single-family residential systems, including lagoons.
    • DHSS covers onsite or cluster systems treating domestic wastewater flows of 3,000 gallons per day or less and dispersing wastewater through soil treatment/absorption systems.
    • DNR regulates lagoons serving anything other than single-family residences, 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 is planned.
    • For incorporated areas, the local permitting authority may defer the process back to DHSS.

    domestic wastewater flow threshold: <= 3000 gallons per day (DHSS scope; systems above this threshold are regulated by DNR)

    “Agency: DHSS Authority Type: DHSS Address: 930 Wildwood Dr, Jefferson City, MO 65102 County: Scotland”
    2 more reviewed findings on this topic
    • Mixed — Missouri wastewater treatment systems, including domestic onsite systems, larger-flow systems, direct discharges, lagoons, subdivisions, and industrial wastewater.
      “In Missouri, different state and local agencies are responsible for regulating wastewater treatment systems.”
    • Mixed (with conditions) — Onsite wastewater treatment systems statewide in Missouri.
      “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.”
  • 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.”
    4 more reviewed findings on this topic
    • Limited — Onsite wastewater-system installation in Scotland County, subject to the applicable administrative authority.
      “Unless the property is exempt based on its size, a construction permit is required before system installation can begin. Contact the local administrative authority to begin the permit process.”
    • Required — Missouri onsite wastewater systems, including residential systems in Scotland County where the state rule applies.
      “Unless the property is exempt based on its size, a construction permit is required before system installation can begin.”
    • 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 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.”
    3 more reviewed findings on this topic
    • Not required — OWTS inspection or evaluation before a real-estate transaction in Scotland County under state law.
      “No. However, if a lender or buyer requests an inspection/evaluation, it must be conducted by a licensed individual. Some counties may require an onsite system inspection/evaluation for every real estate transaction. Check with the local permitting authority.”
    • Not required (with conditions) — Inspection or evaluation of an onsite wastewater system before a Missouri real-estate transaction, including Scotland County where no stricter local rule applies.
      “No. [...] Some counties may require an onsite system inspection/evaluation for every real estate transaction. Check with the local permitting authority.”
    • Limited — Inspections of existing onsite sewage systems in connection with property sales statewide in Missouri.
      “Missouri Department of Health and Senior Services' (DHSS) rules governing onsite sewage systems cover minimum construction requirements, system inspections at the time of property sales, and requirements for percolation testers and soil evaluators.”
  • Off-grid sanitationLimited

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

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

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

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

    Construction or alteration of a public well serving a Missouri public water system.

    • Public water systems must receive written approval from the Missouri Department of Natural Resources Public Drinking Water Branch before constructing or altering a public well.
    • The requirement does not apply when the system meets the charitable-and-benevolent-organization exemptions in section 640.116, RSMo.
    • Anyone proposing to install a public well must contact the department’s regional office for a well-site survey.
    • The survey addresses minimum isolation or setback distances from known or potential contaminant sources, including septic tanks, sanitary sewer lines, and landfills.
    • Before applying for construction authorization, the public water system must obtain an estimated casing-depth letter from the Missouri Geological Survey Water Resources Center.
    • There is no fee for the well-site-survey and estimated-casing-depth-letter services.
    • Failure to obtain construction authorization may result in approval delays and possibly require the owner to properly plug the well and drill a new one according to 10 CSR 60-3.

    public water system threshold: at least 15 service connections or regularly serves an average of at least 25 individuals daily, at least 60 days per calendar year

    “Public water systems must receive written approval from the PDWB before constructing or altering a public well”
    3 more reviewed findings on this topic
    • Limited — Construction or alteration of a public water-system well in Scotland County.
      “Public water systems must receive written approval from the PDWB before constructing or altering a public well, unless the system meets the charitable and benevolent organization exemptions in section 640.116, RSMo.”
    • 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 [...]”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Missouri residential housing developments and subdivisions using onsite wastewater systems, including developments in Scotland County.
      “receive written approval from MoDNR [...] when a developer proposes seven or more lots, each less than five acres and use individual on-site wastewater treatment systems”
    • 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 floodplainRequired

    Development in a floodplain in Scotland County, subject to the applicable community floodplain-management process.

    • Some type of permit must be issued for all development in the floodplain.
    • An engineering No-Rise Certificate is required for all proposed development in the regulatory floodway and must be obtained before the floodplain development permit may be issued.
    • The permit form may be used as-is or modified to fit the community process.
    • SEMA's Scotland County page lists Memphis as a floodplain administrator; if a city does not appear, the county representative is used.
    • The current Scotland County floodplain ordinance itself was not located.
    “This sample Floodplain Development Permit was developed by the State and can be used “as is” or modified to fit the community’s permit process. Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
    4 more reviewed findings on this topic
    • Required — All development in a Missouri floodplain, including development in Scotland County; local communities administer the permit process.
      “Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
    • Required — Development in Missouri floodplains, including applicable development in unincorporated Scotland County.
      “Regardless, some type of permit MUST be issued for ALL development in the floodplain.”
    • Limited — Projects including mining, dredging, building construction, and other dirt-moving activities in designated flood hazard areas within participating Missouri jurisdictions.
      “Some jurisdictions (for example, county, city) require any projects in certain floodplains do not raise flood heights.”
    • 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
    • Variable (with conditions) — Missouri onsite wastewater construction, modification, and repair permit fees, including systems subject to state authority in Scotland County.
      “Effective August 28, 2026, [...] application fees [...] 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) — Missouri onsite wastewater permitting process, including systems subject to state authority in Scotland County.
      “The application process varies by 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”

Inside cities and towns in Scotland County

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

  • Building in a floodplainRequired

    All proposed construction or other development, including placement of manufactured homes, in FEMA-mapped Special Flood Hazard Areas within Memphis, Missouri.

    • The requirement applies in Special Flood Hazard Areas identified on the community’s Flood Insurance Rate Maps, including A zones and AE zones.
    • No development is allowed except through issuance of a Floodplain Development Permit granted by the community’s floodplain administrator.
    • The SEMA guidance states that the local floodplain administrator must ensure compliance with the NFIP in accordance with 44 CFR 60.3.
    “A Floodplain Development Permit is required for all proposed construction or other development, including the placement of manufactured homes, in the areas identified as a Special Flood Hazard Area (A zones or AE zones, etc.) on the Flood Insurance Rate Maps (FIRMs) for the community.”

Still unanswered

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

  • Owner-builder exemption — Owner-builder exemptions for residential construction in Scotland County.
  • Inspections — Building inspections for construction in unincorporated Scotland County.
  • Certificate of occupancy — Certificates of occupancy for buildings in unincorporated Scotland County.
  • County-wide zoning — Countywide zoning regulation in Scotland County, especially unincorporated areas.
  • Local zoning — Aggregate local zoning status across Scotland County, including incorporated municipalities and unincorporated areas.
12 more unanswered
  • Minimum dwelling size
  • 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 Scotland County, Missouri

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

Scotland County scores 75/100 on the Bolthole Index, a strong county profile. Its strengths: sparse surroundings — about 6,354 people within a 30-minute drive and low administrative friction for a quiet rural property.

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

Scotland County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Missouri DHSS Onsite Wastewater Treatment Program – Northeast Regional Office (Macon). Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Scotland County, Missouri?

Land in Scotland County runs about $5,438 per acre, based on the latest county data.

What is the water situation in Scotland County?

Scotland County gets about 39.7" of rain a year, with severe drought in roughly 9.4% of years.

How remote is Scotland County?

A representative private-land location has about 6,354 people within a 30-minute drive and 531,856 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 Scotland compares in Missouri

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