Building permits, zoning and land rules in Big Horn County, Montana
63Index Score / 100 #28 of 56 in Montana
A single-family home in unincorporated Big Horn County, Montana generally does not need a state building permit unless a local ordinance requires one; separate trade permits may still apply.1 The county planning area has no general zoning, while Hardin has its own zoning and residential building-code program.234 Big Horn County Public Health handles septic permits countywide, and development in designated flood hazard areas requires local floodplain approval.56
At a glance
Building permit
State exemption for homes with fewer than 5 dwelling units, except transient-guest use; local requirements may differ7
Zoning
County planning area has only wireless-facility zoning; Hardin has its own zoning; county subdivision rules still apply238
Septic
County sanitarian issues the permit; pre-burial inspection and installer report required5910
Building inspections
State inspections apply when a project requires a state building permit11
RV or tiny-home living
Countywide private-land rules could not be confirmed; ask the County Commissioners1213
Owner-builder
Owner-work contractor exemption has a resale restriction; owner-installed plumbing exemption is for personal use, not rental or speculative resale1415
Floodplain
County regulations apply, and development in a designated hazard area requires a local permit16617
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Do you need a building permit in Big Horn County, Montana?
A single-family home in unincorporated Big Horn County generally does not need a state building permit where no local ordinance requires one.1 In state jurisdiction, the exemption covers residential buildings with fewer than 5 dwelling units except when serving transient guests, plus farm and ranch buildings and private garages or storage buildings used by the owner outside a business.72 Hardin has a certified residential building-code program within city limits.4
Montana adopted the 2024 International Building and Residential Codes effective September 26, 2026; a state building-permit exemption does not establish an exemption from separate electrical, plumbing or mechanical permits.181 Owner-work is exempt from the construction-contractor chapter, subject to a restriction on improvements intended for prompt resale; the exemption does not waive building, trade or health requirements.14
Who handles building-permit questions in Big Horn County?
Big Horn County is not listed as a certified countywide building-code program, so the Montana Building Codes Program handles nonexempt work outside listed local jurisdictions.4 Hardin handles residential building-code enforcement inside city limits.4 Start with the Big Horn County Commissioners for parcel-specific subdivision, setback, RV, tiny-home or minimum-size questions that remain unconfirmed.813
For nonexempt construction under Montana's jurisdiction, submit construction plans and a Building Permit/Plan Review Application to the Montana Building Codes Program.19 The state issues a building permit after plan-review comments are resolved and required fees are paid, and separate trade permits may still be needed.19 For projects requiring a state building permit, the permit holder must notify the state inspector when work is ready for inspection.11
Does Big Horn County have zoning?
Big Horn County’s planning-area description identifies no zoning other than a wireless-communications-facilities ordinance.2 Subdivision regulations still apply in the unincorporated county planning area, so confirm subdivision approval and recorded conditions with the County Commissioners before planning a home.813 The planning-area description does not establish current countywide setbacks or minimum-home-size rules; ask the Big Horn County Commissioners about the specific parcel.13
Inside city limits, Hardin has its own zoning, so the county planning-area description is not the city’s zoning answer.3 Septic permitting remains with Big Horn County Public Health countywide, including city addresses needing an onsite system.5
How do septic permits work in Big Horn County?
Big Horn County Public Health's sanitarian administers septic permitting countywide.5 Send a written request with the address, property description and current owner, then submit the application and fee; requests should arrive two weeks before the desired site visit.20 If a site visit is needed, the process may require an eight-foot-deep hole within 25 feet of the proposed drainfield.20 Installation cannot begin until the sanitarian issues the permit to construct.9
Big Horn County requires a final inspection before burial and an installer report before the operating permit; the report is due within 10 days after inspection.10 Montana DEQ subdivision sanitation approval does not replace the local drainfield permit.21 Only 8.3% of mapped soils are rated without severe limitations for a conventional drain field, so make wastewater feasibility an early purchase contingency.22 Ask Environmental Health before choosing a nonstandard sanitation system because we could not confirm countywide rules for off-grid alternatives.23
Can you live in an RV or tiny home in Big Horn County?
We could not confirm a Big Horn County rule allowing full-time RV occupancy or a tiny home as a permanent dwelling on private land; ask the Big Horn County Commissioners whether subdivision conditions, setbacks or minimum-home-size rules affect the parcel, and ask Environmental Health how the proposed occupancy must handle wastewater.8135
A tiny home used as a single-family residence may fit the rural building-permit exemption when no local ordinance requires a permit, but septic and trade requirements remain separate.1 Hardin's residential building-code program applies inside city limits.4 For owner-installed plumbing in state jurisdiction, the homeowner exemption requires personal use and excludes rental property or speculative resale.15
What should you do first when building a home in Big Horn County?
Ask the Big Horn County Commissioners whether subdivision review, recorded conditions, setbacks or other parcel-specific controls apply.813
For a rural single-family home, confirm the state exemption and any separate trade permits; inside Hardin, contact the city about its residential building-code program.14
Send the septic request early, then obtain the county permit to construct before installation and arrange inspection before burial.2010
Ask the Floodplain Administrator whether county floodplain regulations and the permit requirement for a designated hazard area affect the site.16617
Ask the county Roads office about local access; a new or modified approach to a state highway needs a state approach permit or right-of-way agreement.2425
What should you check before buying land in Big Horn County?
Start with wastewater feasibility because only 8.3% of mapped soils avoid severe conventional-drainfield limitations, and a local drainfield permit remains necessary even when Montana DEQ has approved subdivision sanitation.2221 For a proposed well under Montana’s water-permit exception, file a Notice of Intent with DNRC before using the water; eligibility is not automatic.26
Check the plat and subdivision conditions with the County Commissioners because subdivision regulations apply in the county planning area.813 Check floodplain status before planning fill, roads, excavation, a manufactured home or other development in a designated hazard area.16617 Verify legal access with the Roads office, and use Montana's separate approval path when a driveway meets a state highway.2425 For carrying costs, the effective property-tax rate is about 1%, and the median annual tax bill is $1,482.2728
Watch-outs
Big Horn County, Wyoming search results describe a different county; do not use Wyoming planning rules for Montana land.12
Do not bury a septic system before Big Horn County's final inspection, and submit the installer report within 10 days after that inspection so an operating permit can be issued.10
A new or modified driveway approach to a Montana state highway requires an approach permit or right-of-way agreement.25
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.
Big Horn County highlighted among the Montana counties · colored by Index score
How Big Horn County scores
Seclusion88100% ev.
Self-Sufficiency28100% ev.
Admin Boringness7168% ev.
Durability44100% ev.
Property Autonomy83100% ev.
Carry Cost8396% 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 →
$228kTypical home
1%Property tax
$649Land / acre
15.9"Annual rain
12.7% of yrsSevere drought
11.4 / yr (+9.4)Mid-century 100°F days
18.5 daysMid-century dry spell
1.11" (+4.6%)Mid-century 1-day rain
1.26×Wildfire change factor
100%Forward climate coverage
$2,129Home insurance / yr
1.5% / yrInsurance growth
0.9%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
178,356People within 2 hr
614Radius comparison (15 mi)
2.6People / sq mi
0.9%Federal land
63.7%Land at 15% slope or less
8.3%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Big Horn County
Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Big Horn County rules
Who permits septicCounty
Septic permitting and administration by the Big Horn County Health Department sanitarian.
The source requires written requests, property information, an application, applicable fees, and sanitarian review.
“To request a septic permit, please request the permit in writing to the Sanitarian. [...] First complete and send a Septic Permit Application and your fee to the Big Horn County Health Department. [...] a permit to construct has been issued from the sanitarian.”
Septic permitRequired
Installation of septic systems in Big Horn County.
Work may not begin until a completed application, applicable fee, and sanitarian-issued permit to construct have been received.
The page states different fees for engineer-designed systems, non-engineer-designed systems, approved subdivisions, and replacement systems.
engineer-designed septic system fee: 150 USD (site visit not included as stated on the page's fee description) · non-engineer-designed septic system fee: 300 USD (includes site visit) · approved subdivision fee with certified installer: 100 USD (system installed in previously approved location) · approved subdivision fee with noncertified or owner installer: 150 USD (system installed in previously approved location)
“Work may not begin on the installation of the septic system until a completed permit application and applicable fee have been received and a permit to construct has been issued from the sanitarian. The fee for a septic system designed by an engineer is $150, whereas a system not designed by an engineer is $300 (includes site visit). This fee is different for Big Horn County-approved subdivisions – it is $100 with a certified installer and $150 with a noncertified or owner installer if system is installed in previously approved location.”
Septic inspectionRequired
Septic systems in Big Horn County before burial and final operating permit issuance.
A final inspection is required before burial.
An installer report is required before an operating permit may be issued and is due within 10 days after final inspection.
“A final inspection is required before the system is buried. You may want to schedule this at least a week in advance. A completed installer’s report form is also required before an operating permit may be issued. This is due within 10 days after the final inspection has been completed.”
Subdividing landRegulated (with conditions)
Subdivision activity in the Big Horn County planning area.
The cited county growth policy identifies subdivision regulations from 2006.
The same passage states the subdivision regulations were in need of review and update to conform to current state law and best practices as of the May 1, 2014 growth policy update.
Specific lot, review, hearing, road, sanitation, and fee requirements were not extracted from the underlying subdivision regulation document.
“Land use regulations in the county planning area consist of subdivision regulations (2006), floodplain regulations (2005), and sanitation (water/wastewater) regulations (1987), all of which are in need of review and update to conform to current state law and best practices.”
Building in a floodplainRequired
Development subject to floodplain regulation in the Big Horn County planning area.
The cited county growth policy identifies floodplain regulations from 2005.
The same passage states the floodplain regulations were in need of review and update to conform to current state law and best practices as of the May 1, 2014 growth policy update.
The source does not provide the current permit trigger, mapped-area limits, application process, fees, or exceptions.
“The county does have floodplain regulations but these do not preclude structures in the floodplain nor do they specifically address wetlands or riparian areas.”
Permit processPublished (with conditions)
Big Horn County septic permitting process.
Submit a written request, property description, current owner, application, and fee.
Requests should be submitted two weeks before the desired site visit.
A site visit may require an 8-foot-deep hole within 25 feet of the proposed drainfield.
A permit to construct must issue before installation begins.
Final inspection and installer report are required before the operating permit.
site-visit scheduling lead time: 2 weeks · test hole depth: 8 feet (when a site visit is necessary) · test hole distance from proposed drainfield: <= 25 feet (when a site visit is necessary) · installer report deadline after final inspection: 10 days
“To request a septic permit, please request the permit in writing to the Sanitarian. All requests must include an address, property description (found on tax records or Montana Cadastral), and the current property owner. [...] Send the request in two weeks prior to your desired site visit date. [...] Work may not begin on the installation of the septic system until a completed permit application and applicable fee have been received and a permit to construct has been issued from the sanitarian.”
Montana rules that apply here
Building permitNot required
Residential buildings containing fewer than five dwelling units in portions of Big Horn County under the State of Montana's building-permit jurisdiction.
The exemption applies in the State's jurisdiction.
The exemption does not apply when the residential building serves transient guests.
Farm and ranch buildings, mining buildings on mining property, certain petroleum refineries and pulp and paper mills, and private garages and private storage buildings used for the owner's own use are also listed as exemptions.
Certified local governments may have separate local permitting jurisdiction.
dwelling units: < 5 dwelling units (except when serving transient guests)
“In the State's jurisdiction, state law exempts the following from the need to obtain state building permits: [...] residential buildings containing less than five dwelling units (except when serving transient guests)”
3 more reviewed findings on this topic
Limited — State building-permit jurisdiction applicable to qualifying construction in Big Horn County, including unincorporated areas outside certified local-government programs.
“In the State's jurisdiction, state law exempts the following from the need to obtain state building permits: 1. farm and ranch buildings”
Not required (with conditions) — A single-family residence in Montana, including Big Horn County where no applicable local ordinance requires a permit.
“A building permit is not required for a single family residence, unless you live inside a local government's jurisdiction, which requires the permit by ordinance or resolution.”
Limited — Construction, remodeling, moving, alterations, additions, repairs, or changes of occupancy for buildings subject to Montana state building-code jurisdiction.
“In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
Owner-builder exemptionConditional
Owner-builder plumbing installation in a residence within Montana state plumbing jurisdiction, including applicable Big Horn County areas.
The homeowner must perform the plumbing installation personally.
The residence must be for the owner's personal use.
The residence must not be built on speculation of resale or intended as a rental property.
Certified local governments may enforce plumbing codes within their jurisdictional area; other areas fall under state jurisdiction.
This exemption concerns plumbing permits and does not establish a general exemption from building, electrical, mechanical, septic, or other permits.
“Homeowners do not need to obtain a plumbing permit [...] and not built on speculation of resale or intended as a rental property.”
2 more reviewed findings on this topic
Conditional — An owner working on the owner's own property in Montana, including Big Horn County, for purposes of the state construction-contractor licensing chapter.
“to an owner working on the owner's property, whether occupied by the owner or not, but this exemption does not apply to an owner who is otherwise covered by this chapter”
Available — An owner working on the owner's property, or an owner contracting for work performed by a registered construction contractor, under Montana's construction-contractor licensing chapter.
“(13) to an owner working on the owner's property, whether occupied by the owner or not, but this exemption does not apply to an owner”
Building code adoptedAdopted (with conditions)
Montana's uniform state building code for residential and commercial buildings statewide.
The currently listed codes are amended and adopted through Administrative Rules of Montana Title 24, Chapter 301.
Cities, counties, and towns may enforce local building codes, all or in part, only through certified local building-code-enforcement programs.
State-owned agencies must be permitted through the Montana Department of Labor and Industry.
The listed 2021 International Building, Residential, and Existing Building Codes and related codes are effective June 11, 2022; the listed ASME boiler and pressure-vessel codes are effective November 6, 2021.
International Building Code edition: 2021 · International Residential Code edition: 2021 · effective date for listed principal codes: 2022-06-11 (ASME boiler and pressure-vessel codes listed on the official page are effective 2021-11-06)
“In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
3 more reviewed findings on this topic
Adopted — Montana's statewide building-code program, including areas of Big Horn County under state building-code jurisdiction.
“All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301 [...] International Building Code, 2024 Edition - Effective: September 26, 2026 [...] International Residential Code, 2024 Edition - Effective: September 26, 2026”
Adopted (with conditions) — State building-code requirements statewide, including Big Horn County.
“All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301”
Partial — Montana's statewide building-code framework for residential and commercial construction.
“In Montana, cities, counties and towns have the option to enforce local building, electrical, plumbing, and mechanical codes, all or in part (except for state-owned agencies, which must be permitted through this Department). These local building code enforcement programs must be certified by the BC Program. The remaining cities, counties and towns that have chosen not to enforce building codes, fall under the jurisdiction of the BC Program. [...] the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
InspectionsLimited
Buildings and other projects requiring permits under Montana state building-code jurisdiction; certified local governments may perform inspections within their certified jurisdictional areas.
The Montana Building Codes Program performs inspections for projects requiring a permit under state jurisdiction.
The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
Cities, counties, and towns may enforce local building codes and perform inspections only through certified local government programs; remaining areas fall under the state Building Codes Program.
“The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
Certificate of occupancyLimited
Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.
The certificate must certify that the building conforms to the applicable building regulations.
The statute addresses certificates for buildings constructed under the state or local building code; it does not establish a universal certificate requirement for every structure or every occupancy.
“A certificate of occupancy for a building constructed in accordance with the provisions of the state building code or county, city, or town building code must certify that the building conforms to the requirements of the building regulations applicable to it.”
Living in an RVLimited
RV, camper-trailer, and other trailer overnight use for general recreation on legally accessible Montana state trust land administered by DNRC.
A Conservation License is required for dispersed camping on state trust land.
RV or trailer camping must be within 50 feet of a customary access point; motorized vehicles must be parked within 50 feet of a customary access point, and the camper or trailer may not be set up farther away by driving beyond that point.
On leased or licensed land, the stay limit is 2 days.
On unleased or unlicensed land, the stay limit is 16 days within a 30-day period.
Within a designated campground, the stay limit is 16 days within a 30-day period.
The local DNRC field office should be contacted to confirm whether land is leased.
Pets must be leashed or otherwise controlled.
Overnight horses must be restrained, may not remain in a stream riparian zone for more than one hour, and must use certified weed-seed-free feed.
Campfires are generally permitted within designated campgrounds and on unleased or unlicensed land but are not allowed on leased land.
Cutting firewood requires a separate permit from the local DNRC field office, and fireworks are not allowed on state land.
State Parks, Fishing Access Sites, and Wildlife Management Areas are managed by Montana Fish, Wildlife and Parks rather than under this DNRC camping page.
RV/trailer distance from customary access point: <= 50 ft (Motorized vehicles must be parked within 50 feet; the page states the camper or trailer may not be driven farther to set it up.) · maximum stay on leased or licensed land: 2 days · maximum stay on unleased or unlicensed land: 16 days within a 30-day period · maximum stay within designated campground: 16 days within a 30-day period
“TRAILER/RV etc. Camp within 50 ft of a customary access point. Motorized vehicles must be parked within 50 ft of a customary access point. You may not drive further to set up a camper or trailer.
On leased or licensed land: 2 days
On unleased/unlicensed land: 16 days within a 30-day period
Within designated campground: 16 days within a 30-day period”
Manufactured homesAllowed (with conditions)
Manufactured housing used as residential housing within Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.
Municipal zoning regulations may not treat manufactured housing or factory-built housing units differently from other residential units.
Placement remains subject to applicable municipal zoning districts, permits or variances where required, building-code requirements, and other applicable health and safety rules.
The statute defines manufactured housing as a single-family dwelling built offsite in a factory and compliant with applicable prevailing HUD standards; a manufactured home does not include a mobile home or housetrailer as defined in 15-1-101, MCA.
The source addresses municipal zoning and does not establish unrestricted occupancy on unzoned or county land statewide.
“Zoning regulations adopted under this part may not treat manufactured housing or factory-built housing units differently from any other residential units.”
Accessory dwellingsAllowed (with conditions)
Accessory dwelling units in jurisdictional areas where a Montana county has established zoning regulations under MCA Title 76, chapter 2, part 2.
The county zoning regulations must allow at least one accessory dwelling unit by right on a lot or parcel containing a single-family dwelling.
The unit may be attached, detached, or internal.
The county may not require owner occupancy, a familial, marital, or employment relationship between occupants, or impact fees; private restrictive covenants remain possible but cannot be required as a permit, license, or use condition.
A county may charge up to $250 for a one-time ADU application-review fee, in addition to usual building fees.
Applicable building codes, fire codes, and public-health and safety regulations still apply.
The county may require expedited sanitation review for an ADU on a parcel with existing public water and wastewater capacity; the 15-day expedited-review provision terminates September 30, 2029.
The statute applies to a county that exercises zoning powers; it does not itself create county zoning where none exists.
maximum one-time application-review fee: <= 250 USD (Usual building fees may also be required.) · expedited sanitation review: 15 days (Parcel must have existing public water and wastewater service with capacity.)
“In jurisdictional areas where the board of county commissioners has established zoning regulations under this part, the regulations must allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
One more reviewed finding on this topic
Allowed (with conditions) — Accessory dwelling units in Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.
“A municipality shall adopt regulations under this chapter that allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
Well permitLimited
New groundwater developments in Montana using 35 gallons per minute or less and no more than 10 acre-feet per year.
All water uses starting after June 30, 1973, require a water right either through a water-use permit or an exception to the permitting process.
The development may qualify for the exception; qualification is not automatic.
Completed groundwater uses that meet the permit exception receive a Groundwater Certificate rather than a water permit.
A permitted water right is required for a combined appropriation from the same source by two or more wells or developed springs exceeding 10 acre-feet, regardless of flow rate.
All lots in a multi-phase subdivision must share a combined water-use limit of 10 acre-feet per year to qualify for a permit exception.
Beginning January 1, 2026, a water user intending to develop water use through a permit exception must file a Notice of Intent with DNRC before using water from an exempt well.
DNRC reviews a correct and complete Notice of Intent within 10 business days; if eligible, it authorizes the Notice of Intent and gives the user five years to complete the project, put the water to use, and file a Notice of Completion.
If the proposed use is not eligible, the Notice of Intent is denied and the user is directed to the water-right permit process.
The Notice of Intent filing fee is $400.
An authorized Notice of Intent expires after five years, with an opportunity for one five-year extension.
maximum flow rate: <= 35 gpm · maximum annual volume: <= 10 acre-feet per year · Notice of Intent fee: 400 USD (Beginning January 1, 2026) · Notice of Intent review period: 10 business days (For a correct and complete Notice of Intent) · authorized Notice of Intent term: 5 years (One five-year extension opportunity is available)
“Permit Exceptions, a.k.a. Exempt Wells: Small groundwater developments that use 35 gpm or less and do not exceed 10 acre-feet per year are known as “exempt wells” and may qualify for an exception to the water permit process.”
One more reviewed finding on this topic
Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Montana.
“Water Permits: A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
Driveway accessLimited
New or modified driveway approaches intersecting Montana state highways, and changes in use of property abutting a state highway or an existing approach.
A new or modified approach requires either an approach permit or a right-of-way agreement.
A change in property use or change in use of an existing approach requires a new approach permit.
The landowner is responsible for obtaining the new permit.
The application must be made to the appropriate MDT District Office.
A detailed site plan and Environmental Checklist Form are required.
The requirement concerns state highways; local roads may be administered by local governments.
“ALL NEW OR MODIFIED APPROACHES REQUIRE EITHER AN APPROACH PERMIT OR A RIGHT-OF-WAY AGREEMENT.”
Short-term rentalsLimited
Short-term rentals operated in Montana.
A Property Manager license is required unless the operator qualifies for an exemption under MCA § 37-56-104 or MCA § 50-51.
Local land-use, lodging, tax, and public-accommodation requirements may also apply.
application fee: 50 USD
“Short Term Rentals: A Property Manager license is required for short term rentals unless an operator qualifies for an exemption”
Permit feesVariable (with conditions)
State building permit and plan-review fees for state-administered building permits.
The building permit fee is calculated by the bureau under IBC Section 109.2 as modified by ARM 24.301.138.
A plan review fee is charged in addition to the building permit fee and equals 35 percent of the building permit fee.
Both fees must be paid before the building permit is issued.
Local governments certified to enforce the state building code may establish their own permit fees and valuation method.
plan review fee: 35 percent of building permit fee
“The plan review fee is 35 percent of the building permit fee as established in Table 109.2.”
Campground & park staysLimited
Camping in Montana Fish, Wildlife & Parks public-use sites.
Camping is prohibited except in areas specifically designated or marked for camping.
A camping unit, vehicle, equipment, or personal items may not be left overnight without a person present.
Camping longer than 7 nights at one or more campsites in a public use area during any consecutive 30-day period is prohibited unless otherwise posted by the department.
Designated occupancy limits must not be exceeded.
Special-use-permit terms must be followed unless otherwise posted.
Campsites must be vacated by 1 p.m. on the day of departure; camping facilities must be vacated by 12 p.m. on the day of departure.
maximum camping duration: <= 7 nights per consecutive 30-day period (unless otherwise posted by the department) · campsite departure time: 1 p.m. · camping-facility departure time: 12 p.m.
“Unless otherwise posted by the department, within a public use site it is prohibited to: [...] camp at one or more campsites in a public use area for a period of longer than 7 nights during any consecutive 30-day period, beginning with the first night occupied unless otherwise posted by the department;”
One more reviewed finding on this topic
Limited — Dispersed and designated-campground temporary camping on legally accessible Montana state trust land administered by DNRC.
“Dispersed camping is allowed on state trust land with the appropriate permit and with certain restrictions.
Dispersed camping on state trust land is allowed with a Conservation License.
Camping that is incidental to hunting or fishing is permitted through your conservation license, and no additional permitting is required.
Group camping requires a special recreational use license.
On leased or licensed land: 2 days
On unleased/unlicensed land: 16 days within a 30-day period
Within designated campground: 16 days within a 30-day period”
county zoning authorityGeneral
Montana county boards of commissioners' authority to adopt zoning regulations, including in unincorporated portions of established jurisdictional areas.
The board of county commissioners must have adopted a growth policy pursuant to Title 76, chapter 1.
Zoning may be adopted for all or parts of the jurisdictional area in accordance with Title 76, chapter 2, part 2.
Within unincorporated portions of an established jurisdictional area, the board may establish zoning regulations by resolution or divide the county into zoning districts.
Zoning regulations may regulate the erection, construction, reconstruction, alteration, repair, location, or use of buildings or structures and the use of land.
An action challenging creation of a zoning district or adoption of zoning regulations must be commenced within 6 months after the board's order.
Regulations in one district may differ from those in other districts.
The statute also states that zoning regulations may not treat manufactured housing or factory-built housing units differently from other residential units, subject to the statutory presumption concerning placement.
challenge period: 6 months (after the date of the board order creating the district or adopting the regulations)
“For the purpose of promoting the public health, safety, morals, and general welfare, a board of county commissioners that has adopted a growth policy pursuant to chapter 1 is authorized to adopt zoning regulations for all or parts of the jurisdictional area in accordance with the provisions of this part.”
One more reviewed finding on this topic
General — Montana county boards of commissioners adopting zoning regulations for all or parts of their jurisdictional areas, including unincorporated portions where the statutory prerequisites are met.
“a board of county commissioners that has adopted a growth policy pursuant to chapter 1 is authorized to adopt zoning regulations”
county building authorityGeneral
Montana counties may adopt and enforce building codes and require construction permits for residential construction in unincorporated county areas, subject to the statutory certification, geographic, code-content, and permit requirements.
A county may adopt a building code by ordinance or resolution, or authorize adoption by administrative action.
A county may adopt its building code on a countywide basis unless a city or town within the county has adopted a building code; the county may not enforce its county building code within that city or town.
The county code-enforcement program must be certified by the Montana Department of Labor and Industry.
The current adopted code, current fee list, and current enforcement plan must be filed with and approved by the Department.
Inspectors must satisfy the stated state-licensing or approved national-certification requirements.
Except for voluntary incentive-based energy-conservation standards, the county may not adopt or enforce a building code more stringent than the code adopted by the Department or required by state law.
The county may prohibit construction from commencing until the required permit is issued after compliance is shown.
The general construction-permit requirement applies to buildings subject to Title 50, chapter 60, parts 1 through 4.
State agency-owned buildings remain under state Department jurisdiction for plan review, permitting, and inspections.
“The local legislative body of a county, city, or town may adopt a building code to apply to the county, city, or town by an ordinance or resolution, as appropriate: (a) adopting a building code; or (b) authorizing the adoption of a building code by administrative action.”
One more reviewed finding on this topic
General — Montana counties' authority to adopt and enforce building codes and require building-code administration for construction in county areas, including unincorporated areas.
“The local legislative body of a county, city, or town may adopt a building code to apply to the county, city, or town by an ordinance or resolution, as appropriate: (a) adopting a building code; or (b) authorizing the adoption of a building code by administrative action.”
Inside cities and towns in Big Horn County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building code adoptedAdopted (with conditions)
Residential buildings within Hardin city limits, a municipality in Big Horn County.
Hardin is certified for Building code enforcement only, and the roster limits the Building discipline to residential only.
The roster's jurisdictional limit is city limits.
The state roster identifies no Big Horn County countywide certified building-code program; areas other than listed certified jurisdictions are under the State Building Codes Bureau.
“Hardin | B (residential only) | Joseph Connolly | 665-9264 | City Limits”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
County-wide zoning — Countywide zoning authority in Big Horn County, including unincorporated areas.
Local zoning — Aggregate local zoning across Big Horn County municipalities and unincorporated areas.
Zoning districts — Published county zoning districts and maps in Big Horn County.
Minimum dwelling size — Minimum dwelling-size standards in Big Horn County.
Minimum lot size — Minimum lot-size standards in Big Horn County.
8 more unanswered
Setbacks
Lot coverage
Building height
Camping on your land
Tiny homes
Off-grid sanitation
Mandatory utility hookup
Agricultural exemption
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 Big Horn County, Montana
Is Big Horn County a good place to live off-grid or homestead?
Big Horn County scores 63/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 614 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: thin water margin (15.9″/yr rainfall).
Do you need a building permit in Big Horn County, Montana?
Big Horn County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Big Horn County Public Health Department (County Sanitarian), under MT DEQ rules. 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 Big Horn County?
Living in an RV on your own land in Big Horn County is limited to specific cases: Statewide rule. RV, camper-trailer, and other trailer overnight use for general recreation on legally accessible Montana state trust land administered by DNRC. A Conservation License is required for dispersed camping on state trust land. RV or trailer camping must be within 50 feet of a customary access point; motorized vehicles must be parked within 50 feet of a customary access point, and the camper or trailer may not be set up farther away by driving beyond that point. Confirm with the county before relying on it.
How much does land cost in Big Horn County, Montana?
Land in Big Horn County runs about $649 per acre, based on the latest county data.
What is the water situation in Big Horn County?
Big Horn County gets about 15.9" of rain a year, with severe drought in roughly 12.7% of years.
How remote is Big Horn County?
A typical private-land location has about 614 people within 15 miles and 282,345 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.
