Bolthole Index

Garfield County, Montana

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

38Index Score / 100
#56 of 56 in Montana

A residential building with fewer than five dwelling units in Garfield County, Montana generally does not require a state building permit unless it serves transient guests, but covered construction still needs state approval1. Garfield County zoning could not be confirmed, so ask the County Clerk & Recorder about parcel-specific rules23. Every non-public septic system still requires a local health permit4.

At a glance

Building permit
Generally no state permit for a residential building under five units unless it serves transient guests1
Zoning
Countywide zoning was not confirmed; ask the County Clerk & Recorder about the parcel23
Septic
Every non-public system needs a local health permit; some sites also receive state sanitation review45
RV living
Private-land residential occupancy was not confirmed; ask the County Clerk & Recorder23
Tiny home
No county occupancy or minimum-size rule was confirmed; ask the County Clerk & Recorder23
Owner-builder
An owner doing the work personally may skip a plumbing permit for a personal residence that is neither speculative nor a rental6
Water well
Small groundwater developments may qualify for a state permit exception, but a Notice of Intent is required before use7

Who to call

Also useful

Garfield County Clerk & Recorder

County contact for confirming the office responsible for parcel-specific zoning, land-use and local permit questions

(406) 557-2760

P.O. Box 7, Jordan, MT 59337

Septic permits

Garfield County Environmental Health/Sanitarian

Garfield County environmental-health and sanitarian contact for drainfield-permit questions

(406) 366-1424

tmblwod@gmail.com

PO Box 743, Lewistown, MT 59457

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

Off-grid gear

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

A residential building with fewer than five dwelling units in Garfield County generally does not require a state building permit unless it serves transient guests1. Farm and ranch buildings and qualifying private garages or storage buildings are also exempt in state jurisdiction, while covered new construction, alterations, additions, repairs, moved buildings and changes of occupancy require approval8. Montana has adopted the 2024 International Building Code and International Residential Code, effective September 26, 2026, for work within the state program9. For a covered project, submit plans and the Building Permit/Plan Review Application before construction; building approval must precede related plumbing, mechanical and electrical permits10. The state adds a plan-review fee equal to 35% of the building-permit fee, and both are due before issuance11. Required work is inspected after the permit holder reports it ready and provides access12.

Who handles building and land-use questions in Garfield County?

Areas outside a certified local building-code program fall under the State Building Codes Bureau13. No certified Garfield County program was confirmed, so begin with the Garfield County Clerk & Recorder to verify jurisdiction and use the state program for covered work143. The Clerk & Recorder can be reached at (406) 557-2760 or by mail at P.O. Box 7, Jordan, MT 593373. Ask whether a local ordinance or resolution affects the parcel and who handles any floodplain or road review215. For a covered state project, plan review averages three weeks; the applicant answers comments in writing and pays the fees before issuance16. State inspections apply only to work requiring a state building permit, not exempt construction17.

Does Garfield County, Montana have zoning?

We could not confirm countywide zoning, zoning districts or a zoning map for unincorporated Garfield County2. Montana law allows a county commission that has adopted a growth policy to adopt zoning regulations, but that statewide authority does not show that Garfield County has done so18. Ask the Garfield County Clerk & Recorder to identify any county or municipal rules that apply to the parcel before relying on a seller's description of land as unrestricted3. The same local check should cover setbacks, minimum lot size, building height, lot coverage and minimum dwelling size because no Garfield County figures were confirmed for those topics2. Land inside or near Jordan may also require a direct jurisdiction check with the town rather than an assumption that rules for unincorporated land control23.

How do septic permits work in Garfield County?

Every non-public septic system in Garfield County requires a local health permit, whether or not state sanitation review also applies4. The County Sanitarian handles systems being constructed, altered, extended or operated; conventional systems must be at least 100 feet from the 100-year floodplain and 6 feet from groundwater, while alternative designs 4 to 6 feet from groundwater require approval19. Montana DEQ also reviews sanitation for land divisions under 20 acres and for recreational camping vehicle or mobile-home parks regardless of parcel size20. A state Certificate of Subdivision Approval does not replace the local drainfield permit5. Contact the Garfield County Environmental Health/Sanitarian at (406) 366-1424 or tmblwod@gmail.com before choosing a house site21. Only about 12.7% of county soils are rated without severe limitations for a conventional drain field22. Ask the sanitarian for the current application and inspection sequence because the county-specific inspection schedule could not be confirmed21.

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

We could not confirm a Garfield County rule that allows or prohibits full-time RV living, temporary camping on private land or tiny-home occupancy2. Ask the Garfield County Clerk & Recorder which local office can give a written parcel-specific answer on occupancy, setbacks, sanitation and minimum dwelling size32. A tiny home within a residential building of fewer than five dwelling units may qualify for the state building-permit exemption when it does not serve transient guests, but that exemption does not settle land-use or wastewater approval14. Every non-public septic system still needs a local health permit, and parcels with multiple permanent RV spaces may also trigger Montana sanitation review4.

What are the steps to build a home in Garfield County?

  1. Ask the Garfield County Clerk & Recorder to identify the parcel's land-use jurisdiction and any zoning, setback, floodplain or access review32.
  1. Confirm whether the project fits the state exemption for residential buildings with fewer than five dwelling units; submit plans and the state application before starting any covered work110.
  1. Contact the Garfield County Environmental Health/Sanitarian for the local septic permit and site requirements before fixing the house location421.
  1. For a land division under 20 acres, or a recreational camping vehicle or mobile-home park, complete the applicable state sanitation review23.
  1. If the driveway meets a state highway, apply through the appropriate Montana Department of Transportation district office for an approach permit or right-of-way agreement24.
  1. Obtain a local floodplain permit for covered development in a designated Special Flood Hazard Area15.
  1. Schedule inspections for work covered by a state building permit12.

What should you check before buying land in Garfield County?

Confirm land-use jurisdiction, legal access, floodplain status and the wastewater site before treating a parcel as buildable224154. Septic feasibility deserves early attention because about 12.7% of county soils are rated without severe limitations for a conventional drain field22. Water planning also matters in a county averaging 14.2 inches of precipitation annually and experiencing severe drought in 13.1% of years2526. A groundwater development at or below 35 gallons per minute and 10 acre-feet per year may qualify for a permit exception, but a Notice of Intent must be filed before using water from an exempt well7. For budgeting context, the effective property-tax rate is about 0.7%, and the median annual property-tax bill is $1,1692728.

Watch-outs

  • The state building-permit exemption for residential buildings under five units does not answer Garfield County zoning, floodplain, septic or road-access questions1215424.
  • Only about 12.7% of Garfield County soils are rated without severe limitations for a conventional drain field, so verify the wastewater site before committing to a house location22.
  • Private-land RV living, temporary camping, tiny-home occupancy and numeric development standards remain unconfirmed; ask the Garfield County Clerk & Recorder for the office with parcel-specific authority23.

Sources

  1. Building Permits, quoted and re-checked
  2. (2026 county census)
  3. Garfield County Clerk & Recorder (garfieldcountymt.gov)
  4. Septic System Permitting in Montana, quoted and re-checked
  5. Engineering Infrastructure & Subdivisions, quoted and re-checked
  6. Plumbing Permits, quoted and re-checked
  7. Exempt Well Updates and Information, quoted and re-checked
  8. Building Permits, quoted and re-checked
  9. Current Codes, quoted and re-checked
  10. Building Permits, quoted and re-checked
  11. bsd.dli.mt.gov, quoted and re-checked
  12. Building Permits, quoted and re-checked
  13. Certified City, County and Town Programs, quoted and re-checked
  14. Montana DLI - Building Codes and Permits (2026 county census)
  15. Stream Permitting, quoted and re-checked
  16. Building Permits, quoted and re-checked
  17. Building Permits, quoted and re-checked
  18. Montana’s 2019 Land Use & Planning Statutes (Montana statewide rule), quoted and re-checked
  19. dnrc.mt.gov, quoted and re-checked
  20. Engineering Infrastructure & Subdivisions, quoted and re-checked
  21. Garfield County Environmental Health/Sanitarian (dphhs.mt.gov)
  22. 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
  23. Engineering Infrastructure & Subdivisions, quoted and re-checked
  24. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  25. Annual precipitation: Bolthole Index county data
  26. Share of years in severe drought: Bolthole Index county data
  27. Effective property tax rate: Bolthole Index county data
  28. Median property tax bill: Bolthole Index county data

Written October 10, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

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

RuleGarfield CountyPetroleum CountyMcCone CountyPhillips CountyValley CountyPrairie CountyTreasure County
Building permitNot requiredNot requiredNot requiredNot requiredNot requiredNot requiredNot required
County zoningNot publishedNoNoNot publishedNoNoNo
Septic permitsNot publishedMT Dept. of Env. QualityCounty SanitarianCounty Health Dept.County Sanitation Dept.County SanitarianCounty Sanitarian

County locator

Garfield County in Montana

38
County map
Garfield County highlighted among the Montana counties · colored by Index score

How Garfield County scores

Seclusion90100% ev.
Self-Sufficiency10100% ev.
Admin Boringness7168% ev.
Durability36100% ev.
Property Autonomy83100% ev.
Carry Cost8194% 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 →

$324kTypical home
0.7%Property tax
$672Land / acre
14.2"Annual rain
13.1% of yrsSevere drought
14.6 / yr (+11.4)Mid-century 100°F days
22.6 daysMid-century dry spell
1.02" (+6.1%)Mid-century 1-day rain
1.21×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
112Radius comparison (15 mi)
0.3People / sq mi
29.1%Federal land
74.4%Land at 15% slope or less
12.7%Soils rated "not limited" for septic (strict USDA rating)
327,986 acWorkable land screen
2.2%Wooded land
5.2 tonsBiomass / forest ac
44.4°FAvg temp

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Cities and towns in Garfield 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 Jordan

Answers from the rulebook for Garfield County

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

Garfield County rules

  • Who permits septicCounty (with conditions)

    Sewage treatment and disposal systems in Garfield County.

    • County septic regulations apply to anyone proposing to construct, alter, extend, or operate a sewage treatment and disposal system.
    • Conventional systems must be 100 feet from the 100-year floodplain and 6 feet from groundwater.
    • Alternative designs that are 4 to 6 feet from groundwater must be approved.
    • The source identifies the responsible office as the County Sanitarian.

    distance from 100-year floodplain: >= 100 feet (Conventional systems) · distance from groundwater: >= 6 feet (Conventional systems) · distance from groundwater: 4 to 6 feet (Alternative designs must be approved)

    “Apply to anyone proposing to construct, alter, extend, or operate a sewage treatment and disposal system. Conventional systems must be 100 feet from the 100 year floodplain and 6 feet from groundwater. Alternative designs that are 4 to 6 feet from groundwater must be approved. | County Sanitarian”
    One more reviewed finding on this topic
    • Local (with conditions) — Residential and other non-public septic systems in Garfield County, Montana.
      “Local Health Authority. All non-public septic systems require a local health permit under MCA 50, regardless of whether they trigger Sanitation Act review. Some Counties also issue permits for public septic systems.”
  • Septic permitRequired

    Drainfield installation and onsite wastewater facilities in Garfield County where a local health department serves as the reviewing authority.

    • A Certificate of Subdivision Approval does not replace the drainfield permit.
    • The source does not identify the Garfield County local health department by name.
    • Subdivision sanitation review and individual drainfield permitting are separate requirements.
    “a drainfield permit is still required by the local health department.”
  • Building in a floodplainRequired

    New development in designated Special Flood Hazard Areas within unincorporated Garfield County.

    • The requirement applies only within a designated Special Flood Hazard Area; the local floodplain administrator determines whether an SFHA has been designated.
    • Covered activities include 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.
    • Applications are obtained from the local floodplain administrator.
    • Fees and timelines are established by the local government and vary widely.
    “Anyone planning new development within a designated Special Flood Hazard Areas (SFHA). Check with local floodplain administrator to determine whether a Special Flood Hazard Areas (SFHA) has been designated for the stream of interest. [...] Permit applications are available from the local floodplain administrator.”

Montana rules that apply here

  • Building permitNot required

    Residential buildings containing fewer than five dwelling units in Garfield County areas under the state's building-code jurisdiction.

    • The exemption applies in the state's jurisdiction.
    • It does not apply when the residential building serves transient guests.
    • A local government may impose additional requirements by ordinance or resolution if it has a certified building-code program.

    dwelling units: < 5 units (except when serving transient guests)

    “residential buildings containing less than five dwelling units (except when serving transient guests)”
    3 more reviewed findings on this topic
    • Limited — State building permits in Garfield County where the state building-code program applies.
      “A building permit is not required for a single family residence”
    • Limited — Non-exempt construction, alterations, additions, repairs, moved buildings, or changes of occupancy in Garfield County areas under the state program.
      “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. [...] In the State's jurisdiction, state law exempts the following from the need to obtain state building permits:”
    • 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 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”
    One more reviewed finding on this topic
    • Conditional — Owner-performed plumbing work in Garfield County areas under state plumbing jurisdiction.
      “Homeowners do not need to obtain a plumbing permit provided he/she is doing the plumbing installation themselves”
  • 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.”
    4 more reviewed findings on this topic
    • Adopted (with conditions) — Montana building codes applicable statewide, including applicable construction in Garfield County where the state program has 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”
    • Partial — Montana building-code enforcement in Garfield County areas outside a certified local government program.
      “Other than state-owned agencies the local legislative body of a city, county or town may adopt a building code by ordinance to apply to the city, county or town jurisdictional area. [...] All other areas are under the jurisdiction of the State Building Codes Bureau”
    • Adopted — Montana building codes applicable in Garfield County areas outside a certified local government building-code program.
      “International Building Code, 2024 Edition - Effective: September 26, 2026 International Residential Code, 2024 Edition - Effective: September 26, 2026”
    • 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.”
    3 more reviewed findings on this topic
    • Limited — Required inspections for projects subject to the Montana state building-permit program.
      “notify the inspector when work is ready for inspection”
    • Required — Projects requiring a state building permit in Garfield County areas under the state program.
      “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.”
    • Limited — State-jurisdiction projects for which a building permit is required.
      “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.”
  • 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.”
    2 more reviewed findings on this topic
    • Limited — Groundwater and surface-water use in Garfield County under Montana water-rights law.
      “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.”
  • Subdividing landLimited

    Statewide divisions of land creating parcels for sale or other transfer under the Montana Subdivision and Platting Act.

    • A subdivision generally consists only of parcels containing less than 160 acres that cannot be described as a one-quarter aliquot part of a United States government section.
    • The subdivision plat must show all parcels, whether contiguous or not.
    • The statutory definition includes resubdivisions and condominiums.
    • Certain divisions or aggregations are not subdivisions under the chapter but remain subject to survey requirements and applicable zoning regulations.
    • The statutory exemptions do not apply when the method of disposition is adopted for the purpose of evading the chapter.

    parcel threshold: < 160 acres (A parcel describable as a one-quarter aliquot part of a United States government section is excluded from the subdivision definition.)

    “subdivision comprises only those parcels containing less than 160 acres that cannot be described as a one-quarter aliquot part of a United States government section”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Land divisions and specified developments in Garfield County subject to Montana subdivision sanitation review.
      “The DEQ Subdivision Program reviews divisions of land comprising less than 20 acres”
    • Regulated (with conditions) — Divisions of land comprising less than 20 acres, condominiums, and recreational camping vehicle or mobile-home parks in Garfield County, to the extent subject to Montana DEQ subdivision review.
      “The DEQ Subdivision Program reviews divisions of land comprising less than 20 acres [...] This review is limited to sanitation facilities”
  • 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 feesPublished

    Fees for projects subject to Montana's state building-permit program.

    • The building permit fee is calculated by the bureau under International Building Code Section 109.2 as modified by ARM 24.301.138.
    • A plan-review fee is charged in addition to the building permit fee.
    • The plan-review fee is 35 percent of the building permit fee.
    • Both fees must be paid before the permit is issued.
    • Certified local governments may establish their own permit fees and valuation methods.

    plan review fee: 35 percent of building permit fee (Applies in the state building-permit program.)

    “The plan review fee is 35 percent of the building permit fee”
    2 more reviewed findings on this topic
    • Published (with conditions) — State building permits applicable in Garfield County areas under the state program.
      “A plan review fee must be paid in addition to the building permit fee. The plan review fee is 35 percent of the building permit fee as established in Table 109.2. Both the building permit fee and the plan review fee must be paid before a building permit will be issued.”
    • Variable (with conditions) — State building permit and plan-review fees for state-administered building permits.
      “The plan review fee is 35 percent of the building permit fee as established in Table 109.2.”
  • Permit processPublished (with conditions)

    State building-permit process for covered construction in Montana, including applicable projects in Garfield County where the state has jurisdiction.

    • A state building permit is required before construction for covered new buildings, alterations, additions, and repairs, except for projects within the jurisdictional limits of a certified local-government program.
    • In the state's jurisdiction, farm and ranch buildings are exempt.
    • Mining buildings on mining property are exempt.
    • Petroleum refineries and pulp and paper mills are exempt, except office and shop buildings.
    • Residential buildings containing fewer than five dwelling units are exempt, except when serving transient guests.
    • Private garages and private storage buildings used for the owner's own use are exempt when they are not part of a commercial enterprise or business.
    • Construction plans and a Building Permit/Plan Review Application must be submitted for review and approval.
    • Building permits must be issued before plumbing, mechanical, or electrical permits can be issued and before work authorized under those permits can start.
    • The page states that plan review takes three weeks on average; plan review comments must be answered in writing and fees paid before issuance.
    • The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.

    average plan review time: three weeks (The page says average timing; actual timing may vary.) · permit timing: before construction starts (Applies to required projects.)

    “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. Building permits must be issued on all required projects before plumbing, mechanical or electrical permits can be issued and before work authorized under these permits can start. To obtain a state building permit, submit construction plans and a Building Permit/Plan Review Application to the Building Codes Program for review and approval.”
    2 more reviewed findings on this topic
    • Published (with conditions) — State building-permit process applicable to covered projects in Garfield County state jurisdiction.
      “On average it takes three weeks for a plan to be reviewed.”
    • Published (with conditions) — State-administered Montana building permits for covered non-exempt construction outside certified local-government jurisdictions.
      “To obtain a state building permit, submit construction plans and a Building Permit/Plan Review Application to the Building Codes Program for review and approval.”
  • 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.

  • County-wide zoning — Countywide zoning regulation in Garfield County, including unincorporated areas.
  • Local zoning — Aggregate local zoning status across Garfield County, including any incorporated municipality or other subordinate local jurisdiction.
  • Zoning districts — Published zoning districts in Garfield County.
  • Minimum dwelling size — Minimum dwelling-size requirements for residential dwellings in unincorporated Garfield County.
  • Minimum lot size — Minimum lot-size requirements for parcels and residential development in unincorporated Garfield County.
9 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Camping on your land
  • Tiny homes
  • Septic inspection
  • 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 Garfield County, Montana

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

Garfield County scores 38/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 112 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: weak self-sufficiency basics: only 14.2″ of rain a year and elevated current hazard exposure.

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

Garfield County does not require a county building permit for a home in unincorporated areas. 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 Garfield County?

Living in an RV on your own land in Garfield 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 Garfield County, Montana?

Land in Garfield County runs about $672 per acre, based on the latest county data.

What is the water situation in Garfield County?

Garfield County gets about 14.2" of rain a year, with severe drought in roughly 13.1% of years.

How remote is Garfield County?

A typical private-land location has about 112 people within 15 miles and 52,602 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Garfield compares in Montana

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