Bolthole Index

Carter County, Montana

Building permits, zoning and land rules in Carter County, Montana

49Index Score / 100
#44 of 56 in Montana

Unincorporated Carter County, Montana does not require a building permit for a single-family home unless a local government has adopted one by ordinance or resolution1. Only the Town of Ekalaka issues building permits, inside town limits2. Neither the county nor Ekalaka has zoning34. Septic permits come from the Carter County Sanitarian, not the town5; state permits and inspections still apply to covered projects6.

At a glance

Building permit
Not required for a single-family home in unincorporated areas unless a local ordinance or resolution requires one; the Town of Ekalaka issues its own building permits in town12
Zoning
None; neither the county nor the Town of Ekalaka has zoning regulations7
Septic permit
Septic permit required countywide; approved by the Carter County Sanitarian8
RV / tiny home on your own land
No county zoning restriction on private-land RV or tiny-home occupancy910
Driveway onto a state highway
Needs an MDT approach permit before construction11
Well water
An exempt-well filing costs $400; DNRC says complete filings are decided within 10 business days1213
Property tax
About 0.4% effective rate; median bill about $782/year1415

Who to call

Septic permits

Carter County Sanitarian

Approves individual septic systems in Carter County

406-436-2077

rgnerer@rangeweb.net

17 Ash Creek Rd, Olive, MT 59434

Also useful

Carter County Clerk & Recorder

Records deeds, plats and land records for Carter County; keeps septic-permit application forms on hand

406-775-8749

jwright@cartercountymt.gov

P.O. Box 315, Ekalaka, MT 59324

Also useful

Carter County Board of Commissioners

County governing body; the office to contact about floodplain status, road access and anything the county's website does not otherwise cover

406-775-8795

214 East Park Street, Ekalaka, MT 59324

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

Off-grid gear

Going off-grid in Carter County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Carter County, Montana?

A single-family residence in Carter County does not require a building permit unless a local government requires one by ordinance or resolution1. Carter County's official department listing has no county building or inspection department, while the Town of Ekalaka issues its own building permits within town limits2. That town permit covers building only: septic permits stay with the Carter County Sanitarian and zoning does not exist in either place54. Montana nevertheless has a statewide building-code framework for residential and commercial buildings where state jurisdiction applies6. A covered project must go through plan review, and the permit holder must notify the inspector when work is ready and provide access for required inspections1617. Montana's contractor-licensing law exempts an owner working on the owner's property, subject to its resale limitation, but that exemption does not waive applicable trade permits or inspections18. We could not confirm a Carter County certificate-of-occupancy rule; ask the Board of Commissioners before assuming one applies19.

Who issues building permits in Carter County, and who handles septic?

Carter County has no listed county building or inspection department, and the only local building permits come from the Town of Ekalaka inside town limits2. For land outside town, first determine whether the project needs Montana Building Codes Program review21. For a covered state project, submit construction plans and a Building Permit/Plan Review Application to the state program16. The permit holder then calls for required state inspections as work becomes ready17. The Carter County Sanitarian approves individual septic systems and can be reached at 406-436-20772021. The Carter County Clerk & Recorder records deeds and plats and keeps septic-permit application forms on hand; the office number is 406-775-874922. Questions without a named county department, including county-road access or a certificate of occupancy, should go to the Board of Commissioners at 406-775-879519.

Does Carter County have zoning?

Neither Carter County nor the Town of Ekalaka has zoning regulations34. Unincorporated Carter County therefore has no county zoning districts, minimum dwelling size, minimum lot size, setbacks, lot-coverage limit or building-height limit232425262728. County zoning also does not restrict manufactured homes or accessory dwellings in unincorporated Carter County2930. These answers concern zoning only: subdivision, septic, floodplain and state construction rules can still control a project3130. Carter County regulates the creation of new lots through subdivision rules, including a local-review exemption for agricultural-purpose divisions3233. Federal obstruction protection also remains around Ekalaka Airport despite the absence of local zoning7.

How do septic permits work in Carter County, Montana?

Every individual septic system in Carter County requires a drainfield permit and approval by the Carter County Sanitarian5. Development covering less than 20 acres receives review from both the County Sanitarian and Montana DEQ34. Montana's subdivision sanitation review covers water supply, sewage disposal, solid waste and storm drainage, but a Certificate of Subdivision Approval does not replace the local drainfield permit3536. Only about 32.7% of Carter County soils are rated without severe limitations for a conventional septic drain field, so settle septic feasibility before choosing a homesite or closing on land37. We could not confirm the county's septic inspection stages or an approved off-grid sanitation alternative; ask the Sanitarian what site evaluation, design and inspections apply to the parcel21.

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

Carter County zoning does not restrict RV occupancy, temporary camping or tiny-home occupancy on private land in unincorporated areas93810. The same no-zoning answer applies to manufactured homes and accessory dwellings2930. That freedom is limited to the zoning question: septic, subdivision, floodplain, airport-airspace and state construction requirements may still apply910. A single-family tiny home does not require a building permit unless a local government requires one by ordinance or resolution1. Before occupying any RV or small dwelling, arrange legal wastewater disposal with the County Sanitarian because every individual septic system needs a drainfield permit8. Rules for Montana public-use sites and state trust land concern public land, not occupancy on private Carter County property3940.

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

  1. Determine whether the project needs a building permit; a single-family residence does not unless a local government requires one by ordinance or resolution1.
  2. If a state permit is required, submit plans and the Building Permit/Plan Review Application, then notify the inspector as each required inspection becomes ready1617.
  3. Ask the Carter County Sanitarian to approve the septic system and issue the drainfield permit; development smaller than 20 acres also receives Montana DEQ review205.
  4. Confirm whether a proposed land division needs county subdivision review before relying on an exemption or recording new lots4142.
  5. For an exempt well, file the $400 Notice of Intent; DNRC says it will authorize or deny a correct, complete filing within 10 business days, and an approved project has five years to be completed and put to use1213.
  6. Secure an approach permit or right-of-way agreement before constructing or modifying access to a state highway11.
  7. Ask the Board of Commissioners who administers floodplain permits before developing in a mapped hazard area4319.
  8. Record the deed, plat or survey with the Clerk & Recorder22.

What to check before you buy land in Carter County, Montana

Start with water and wastewater: Carter County averages 16.1 inches of precipitation a year, and only about 32.7% of its soils are rated without severe limitations for a conventional septic drain field4437. A groundwater permit is required above 35 gallons per minute or 10 acre-feet per year; a smaller development may qualify for the permit exception45. Check legal access as well as road condition, because a new or modified approach to a state highway needs an approach permit or right-of-way agreement before construction begins11. About 86.3% of county land has a slope of 15% or less, while federal land covers about 28% of the county4647. The nearest city of 100,000 or more is about 195 miles from the county center, so price contractor and material logistics before closing48. Property taxes average about 0.4%, with a median annual bill near $7821415.

Watch-outs

  • No county zoning does not waive septic, subdivision, floodplain, airport-airspace or state construction requirements for an RV, tiny home or other dwelling910.
  • No Carter County floodplain administrator is named on the county's official website; confirm who holds that role and whether your parcel sits in a mapped flood zone before you build4319.
  • A Certificate of Subdivision Approval does not exempt you from a septic drainfield permit; Montana's own guidance says the local health department's permit is still required even with a COSA36.

Sources

  1. Building Permit FAQ, quoted and re-checked
  2. Carter County, MT official website (Departments) (2026 county census)
  3. Carter County Growth Policy Update, quoted and re-checked
  4. Carter County Growth Policy Update, quoted and re-checked
  5. Engineering Infrastructure & Subdivisions, quoted and re-checked
  6. Montana Building Codes Program, quoted and re-checked
  7. Carter County Growth Policy Update, quoted and re-checked
  8. Carter County Growth Policy Update, quoted and re-checked
  9. Carter County Growth Policy Update, quoted and re-checked
  10. Carter County Growth Policy Update, quoted and re-checked
  11. Montana Department of Transportation Approach Manual for Landowners and Developers, quoted and re-checked
  12. Montana DNRC Exempt Well Updates and Information, quoted and re-checked
  13. Montana DNRC Exempt Well Updates and Information, quoted and re-checked
  14. Effective property tax rate: Bolthole Index county data
  15. Median property tax bill: Bolthole Index county data
  16. Building Permits, quoted and re-checked
  17. Montana Building Permits, quoted and re-checked
  18. Montana Code Annotated, Title 37, Chapter 45, Construction Contractors (Montana statewide rule), quoted and re-checked
  19. Carter County Board of Commissioners (cartercountymt.gov)
  20. Carter County Growth Policy Update, quoted and re-checked
  21. Carter County Sanitarian (cartercountymt.gov)
  22. Carter County Clerk & Recorder (cartercountymt.gov)
  23. Carter County Growth Policy Update, quoted and re-checked
  24. Carter County Growth Policy Update, quoted and re-checked
  25. Carter County Growth Policy Update, quoted and re-checked
  26. Carter County Growth Policy Update, quoted and re-checked
  27. Carter County Growth Policy Update, quoted and re-checked
  28. Carter County Growth Policy Update, quoted and re-checked
  29. Carter County Growth Policy Update, quoted and re-checked
  30. Carter County Growth Policy Update, quoted and re-checked
  31. Carter County Growth Policy Update, quoted and re-checked
  32. Carter County Growth Policy Update, quoted and re-checked
  33. Carter County Growth Policy Update (2024), quoted and re-checked
  34. Carter County Growth Policy Update, quoted and re-checked
  35. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  36. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  37. 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
  38. Carter County Growth Policy Update, quoted and re-checked
  39. Public Use Rules and Regulations (Montana statewide rule), quoted and re-checked
  40. Camping (Montana statewide rule), quoted and re-checked
  41. Carter County Growth Policy Update, quoted and re-checked
  42. Carter County Growth Policy Update, quoted and re-checked
  43. Stream Permitting (Montana statewide rule), quoted and re-checked
  44. Annual precipitation: Bolthole Index county data
  45. Montana DNRC Exempt Well Updates and Information, quoted and re-checked
  46. Share of land at 15% slope or less: Bolthole Index county data
  47. Federal land share: Bolthole Index county data
  48. Straight-line distance from the county center to the nearest city of 100,000+ people: Bolthole Index county data

Written October 9, 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 5 of its 6 neighbors, Carter County requires no county building permit for a home.

RuleCarter CountyFallon CountyPowder River CountyCuster CountyWibaux CountyPrairie CountyRosebud County
Building permitNot requiredNot requiredNot requiredLimitedNot requiredNot requiredNot required
County zoningNoNoNoYesNot publishedNoNo
Septic permitsCounty SanitarianCounty SanitationCounty SanitarianCounty Env. HealthMT DEQCounty SanitarianCounty Sanitarian

County locator

Carter County in Montana

49
County map
Carter County highlighted among the Montana counties · colored by Index score

How Carter County scores

Seclusion89100% ev.
Self-Sufficiency16100% ev.
Admin Boringness7690% ev.
Durability39100% ev.
Property Autonomy83100% ev.
Carry Cost8594% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$178kTypical home
0.4%Property tax
$753Land / acre
16.1"Annual rain
16.9% of yrsSevere drought
10.2 / yr (+8.3)Mid-century 100°F days
21.3 daysMid-century dry spell
1.05" (+5.2%)Mid-century 1-day rain
1.29×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
156Radius comparison (15 mi)
0.4People / sq mi
28%Federal land
86.3%Land at 15% slope or less
32.7%Soils rated "not limited" for septic (strict USDA rating)
675,438 acWorkable land screen
3.8%Wooded land
13.7 tonsBiomass / forest ac
44.2°FAvg temp

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Cities and towns in Carter 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.

Town of Ekalaka

Answers from the rulebook for Carter County

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

Carter County rules

  • County-wide zoningAbsent

    Carter County zoning regulations, including unincorporated county areas.

    • The official source separately states that the airspace around Ekalaka Airport is protected from obstructions under Title 14 CFR Part 77.
    • Subdivision, floodplain, sanitation, and other state or local requirements may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
    2 more reviewed findings on this topic
    • Absent — County land-use zoning in Carter County, including the incorporated Town of Ekalaka as described in the County Growth Policy.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • Absent — County zoning regulations in Carter County, including the county's unincorporated area.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Local zoningAbsent

    Aggregate local zoning across Carter County and the incorporated Town of Ekalaka.

    • The source expressly covers both Carter County and the Town of Ekalaka.
    • Airport airspace protection remains applicable as stated in the source.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    2 more reviewed findings on this topic
    • Absent — County and Town of Ekalaka local zoning, as reported by the County Growth Policy.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • Absent — Local zoning within Carter County and the incorporated Town of Ekalaka.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Zoning districtsNot published

    County zoning districts in Carter County.

    • The county growth policy states that neither Carter County nor the Town of Ekalaka has zoning regulations; this is an absence of zoning districts, not merely a failure to publish a map.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
    One more reviewed finding on this topic
    • Not published — County zoning districts in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
  • Minimum dwelling sizeNone

    County zoning-based minimum dwelling size in Carter County.

    • This conclusion is limited to county zoning; building, sanitation, subdivision, health, airport, and state rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    2 more reviewed findings on this topic
    • None — County zoning minimum dwelling-size standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • None — County zoning minimum dwelling-size standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Minimum lot sizeNone

    County zoning-based minimum lot size in Carter County.

    • This conclusion is limited to county zoning; subdivision, sanitation, health, airport, and state rules may still impose requirements.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    2 more reviewed findings on this topic
    • None — County zoning minimum lot-size standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • None — County zoning minimum lot-size standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • SetbacksNone

    County zoning-based setbacks in Carter County.

    • This conclusion is limited to county zoning; sanitation, airport, floodplain, subdivision, health, and state rules may still impose setbacks or siting requirements.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    2 more reviewed findings on this topic
    • None — County zoning setback standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • None — County zoning setbacks in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Lot coverageNone

    County zoning-based lot-coverage limits in Carter County.

    • This conclusion is limited to county zoning; other state, sanitation, subdivision, health, airport, or floodplain rules may apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    2 more reviewed findings on this topic
    • None — County zoning lot-coverage standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • None — County zoning lot-coverage standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Building heightNone

    County zoning-based building-height limits in Carter County.

    • This conclusion is limited to county zoning; airport airspace protections and other state or federal rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
    2 more reviewed findings on this topic
    • None — County zoning building-height standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    • None — County zoning building-height standards in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Living in an RVUnrestricted

    RV occupancy on private land in unincorporated Carter County, as a county zoning matter.

    • No county zoning restriction is established by the cited County policy.
    • Airport-airspace obstruction protection remains applicable around Ekalaka Airport under Title 14 C.F.R. Part 77.
    • Septic, subdivision, floodplain, and other non-zoning rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    One more reviewed finding on this topic
    • Unrestricted — County zoning restrictions on recreational-vehicle occupancy in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Camping on your landUnrestricted

    Temporary camping on private land in unincorporated Carter County, as a county zoning matter.

    • No county zoning restriction is established by the cited County policy.
    • Airport-airspace obstruction protection remains applicable around Ekalaka Airport under Title 14 C.F.R. Part 77.
    • Septic, subdivision, floodplain, and other non-zoning rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    One more reviewed finding on this topic
    • Unrestricted — County zoning restrictions on temporary camping in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Tiny homesUnrestricted

    Tiny-home occupancy in unincorporated Carter County, as a county zoning matter.

    • No county zoning restriction is established by the cited County policy.
    • Airport-airspace obstruction protection remains applicable around Ekalaka Airport under Title 14 C.F.R. Part 77.
    • State construction rules and septic, subdivision, floodplain, and other non-zoning rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    One more reviewed finding on this topic
    • Unrestricted — County zoning restrictions on tiny-home occupancy in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Manufactured homesUnrestricted

    Manufactured-home occupancy in unincorporated Carter County, as a county zoning matter.

    • No county zoning restriction is established by the cited County policy.
    • Airport-airspace obstruction protection remains applicable around Ekalaka Airport under Title 14 C.F.R. Part 77.
    • State construction rules and septic, subdivision, floodplain, and other non-zoning rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    One more reviewed finding on this topic
    • Unrestricted — County zoning restrictions on manufactured-home occupancy in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Accessory dwellingsUnrestricted

    Accessory dwelling units in unincorporated Carter County, as a county zoning matter.

    • No county zoning restriction is established by the cited County policy.
    • Airport-airspace obstruction protection remains applicable around Ekalaka Airport under Title 14 C.F.R. Part 77.
    • State construction rules and septic, subdivision, floodplain, and other non-zoning rules may still apply.
    “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place”
    One more reviewed finding on this topic
    • Unrestricted — County zoning restrictions on accessory dwellings in unincorporated Carter County.
      “Neither Carter County nor the Town of Ekalaka have Zoning Regulations in place, although the airspace around Ekalaka Airport is protected from obstructions as required by Title 14 Code of Federal Regulations: Part 77 Safe, Efficient Use, and Preservation of the Navigable Airspace.”
  • Who permits septicMixed (with conditions)

    Individual septic systems and developments under 20 acres in Carter County.

    • Individual septic systems require County Sanitarian approval.
    • The Carter County Sanitarian and Montana DEQ review development with an area of less than 20 acres.

    development area: < 20 acres

    “Individual septic systems must be approved by the County Sanitarian. The Carter County Sanitarian and the Montana Department of Environmental Quality (DEQ) must review any development with an area of less than 20 acres.”
    2 more reviewed findings on this topic
    • County (with conditions) — Individual septic systems in Carter County.
      “Individual septic systems must be approved by the County Sanitarian.”
    • Mixed (with conditions) — Individual septic systems and development sanitation review in Carter County.
      “Individual septic systems must be approved by the County Sanitarian. The Carter County Sanitarian and the Montana Department of Environmental Quality (DEQ) must review any development with an area of less than 20 acres.”
  • Septic permitRequired

    Individual septic systems and development in Carter County, Montana.

    • Individual septic systems must be approved by the Carter County Sanitarian.
    • The Carter County Sanitarian and Montana Department of Environmental Quality must review any development with an area of less than 20 acres.
    • The county source states that the remainder of the county, outside the Town of Ekalaka wastewater system, utilizes individual septic systems.

    development area threshold: < 20 acres (The source states that development with an area of less than 20 acres must be reviewed by both the Carter County Sanitarian and Montana DEQ.)

    “Individual septic systems must be approved by the County Sanitarian. The Carter County Sanitarian and the Montana Department of Environmental Quality (DEQ) must review any development with an area of less than 20 acres.”
    2 more reviewed findings on this topic
    • Required — Drainfield permits for septic systems in Carter County.
      “Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
    • Required — Individual septic systems in Carter County.
      “Individual septic systems must be approved by the County Sanitarian.”
  • Agricultural exemptionConditional

    Agricultural-purpose exempt subdivisions in Carter County.

    • The stated exemption is from local-government review.
    • The source lists family-member transfers and common-boundary relocation as other exempt-subdivision categories.
    “Exempt subdivisions include family member transfers, agricultural purposes, and common boundary relocation.”
  • Subdividing landRegulated (with conditions)

    Subdivision proposals in Carter County.

    • Carter County subdivision regulations were in place and were being updated following 2022 legislative changes.
    • Town of Ekalaka subdivision regulations were adopted December 9, 2015, effective January 9, 2016.
    • Subdivision review may require compliance with the Montana Subdivision and Platting Act and sanitation review.

    Ekalaka subdivision regulations effective date: 2016-01-09

    “Carter County does have subdivision regulations in place, which are in the process of being updated following legislative changes made in 2022.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Creation of new lots and subdivision review in Carter County.
      “Carter County does have subdivision regulations in place, which are in the process of being updated following legislative changes made in 2022.”
    • Regulated (with conditions) — Subdivision review and regulation in Carter County.
      “Carter County does have subdivision regulations in place, which are in the process of being updated following legislative changes made in 2022.”
  • Permit processPartial

    Development and subdivision review in Carter County.

    • Carter County subdivision regulations apply and were being updated after 2022 legislative changes.
    • Sanitation review applies to divisions of land under 20 acres and certain recreational camping vehicle or mobile-home parks regardless of parcel size.
    • Building permit procedures for single-family residences and agricultural buildings were not located.
    “Subdivisions will be reviewed for compliance with the Carter County Growth Policy as well as compliance with subdivision regulations adopted by the County.”
    One more reviewed finding on this topic
    • Partial — Subdivision review process in Carter County.
      “Because of the possibility for adverse effects on resources, subdivisions will be reviewed for compliance with the Carter County Growth Policy as well as compliance with subdivision regulations adopted by the County.”

Montana rules that apply here

  • Building permitLimited

    Construction, remodeling, moving, alterations, additions, repairs, or changes of occupancy for buildings subject to Montana state building-code jurisdiction.

    • A state building permit is required before construction for certain types of new buildings and for certain alterations, additions, and repairs.
    • The state permit requirement does not apply to projects within the jurisdictional limits of a certified local government program; local requirements may apply there.
    • In the state's jurisdiction, state law exempts farm and ranch buildings; mining buildings on mining property; petroleum refineries and pulp and paper mills except office and shop buildings; residential buildings containing less than five dwelling units except when serving transient guests; and private garages and private storage buildings used for the owner's own use and not as part of a commercial enterprise or business.
    • Building permits must be issued on required projects before plumbing, mechanical, or electrical permits can be issued and before work authorized under those permits can start.
    “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.”
    2 more reviewed findings on this topic
    • Limited — Single-family residential construction under Montana state building-permit jurisdiction, including applicable unincorporated Carter County areas.
      “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.”
    • Not required — Residential buildings containing fewer than five dwelling units in the State Building Codes Program's jurisdiction, including Carter County where no different certified local program has been established.
      “residential buildings containing less than five dwelling units (except when serving transient guests)”
  • Owner-builder exemptionAvailable

    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.

    • The exemption does not apply to an owner otherwise covered by the chapter who constructs a residence on the owner's property intending and for the purpose of promptly selling the improved property.
    • For an owner working on the owner's property, the resale exception does not apply if the owner has continuously occupied the property as the owner's primary residence for at least the last 12 months.
    • This is an exemption from the construction-contractor licensing chapter; it does not itself exempt a project from applicable building, electrical, plumbing, mechanical, or inspection requirements.

    primary-residence occupancy period for resale exception: >= 12 months (The statute states the owner must have continuously occupied the property as the owner's primary residence for at least the last 12 months.)

    “(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 (with conditions) — Montana statewide building-code framework, including Carter County areas not covered by a certified local enforcement program.
      “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    • Adopted (with conditions) — Residential and commercial buildings in Carter County where the Montana state building-code jurisdiction applies.
      “The program also ensures the safety of boilers and elevators by performing annual inspections. In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    • 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.”
    One more reviewed finding on this topic
    • Limited — Projects subject to a Montana state building permit.
      “It is the responsibility of the permit hold to notify the inspector when work is ready for inspection and to provide access for required 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.”
  • 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.”
    2 more reviewed findings on this topic
    • Limited — New groundwater water use, including private wells, in Montana.
      “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.”
    • 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.”
    One more reviewed finding on this topic
  • Building in a floodplainRequired

    New development within a designated Special Flood Hazard Area in Montana.

    • The applicant must check with the local floodplain administrator to determine whether an SFHA has been designated.
    • Covered development includes placement of fill, roads, bridges, culverts, transmission lines, irrigation facilities, storage of equipment or materials, excavation, new construction or development, placement or replacement of manufactured homes, and new construction, additions, or substantial improvements to residential and commercial buildings.
    • Permit applications are obtained from the local floodplain administrator.
    • Application fees and timelines are established by the local government and vary widely throughout the state.
    “Anyone planning new development within a designated Special Flood Hazard Areas (SFHA).”
  • 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.”
    One more reviewed finding on this topic
    • Published (with conditions) — Montana DNRC Notice of Intent for water use through the exempt-well permit exception.
      “The form fee is $400. This funding supports DNRC’s ability to process forms efficiently so they can be used in the subdivision review process and real estate transactions.”
  • 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.”

Still unanswered

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

  • Septic inspection — Inspection of individual septic systems in Carter County.
  • Off-grid sanitation — Off-grid sanitation arrangements in Carter County.
  • Mandatory utility hookup — Water or sewer connection requirements in unincorporated Carter County.

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 Carter County, Montana

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

Carter County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 156 people within 15 miles and manageable long-term carry cost. Watch-outs: thin water margin (16.1″/yr rainfall) and elevated current hazard exposure.

Do you need a building permit in Carter County, Montana?

Carter County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Carter County Sanitarian. 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 Carter County?

Living in an RV on your own land in Carter County is allowed: RV occupancy on private land in unincorporated Carter County, as a county zoning matter. No county zoning restriction is established by the cited County policy. Airport-airspace obstruction protection remains applicable around Ekalaka Airport under Title 14 C.F.R. Part 77. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Carter County, Montana?

Land in Carter County runs about $753 per acre, based on the latest county data.

What is the water situation in Carter County?

Carter County gets about 16.1" of rain a year, with severe drought in roughly 16.9% of years.

How remote is Carter County?

A typical private-land location has about 156 people within 15 miles and 201,456 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Carter compares in Montana

Compare side-by-side →See all 56 Montana counties ranked →