Building permits, zoning and septic rules in Glacier County, Montana
72Index Score / 100 #10 of 56 in Montana
In unincorporated Glacier County, Montana, a single-family home under state building-code jurisdiction does not need a state building permit unless it serves transient guests; confirm any local building-permit requirement before construction12. Covered non-exempt projects need a State Building Codes Bureau building permit and inspections34. Glacier County has county-level zoning, and septic permits go through the County Sanitarian56.
At a glance
Building permit, small residential
State-exempt below five dwelling units unless serving transient guests2
Covered, non-exempt building projects
State permit and inspections required in state-jurisdiction areas34
County zoning
County-level zoning exists; districts and parcel rules need confirmation5
Septic/drainfield permit
Required through the County Sanitarian, even with a state sanitation approval76
Septic soils
Only 6.2% of soils rated free of severe limits for a conventional drain field8
Well / groundwater permit
Permit exception may apply at or below 35 gallons per minute and 10 acre-feet a year9
Owner-builder
Contractor-registration exemption may apply; building rules still apply1011
Floodplain development
Requires a permit if the parcel is in a designated flood hazard area12
Emergency management; a starting point for confirming which office currently serves as Glacier County's floodplain administrator, which this review could not independently confirm
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Do you need a building permit in Glacier County, Montana?
A single-family residence in unincorporated Glacier County under state jurisdiction is exempt from the state building permit, but a local ordinance or resolution may impose a building-permit requirement1. The broader state exemption covers residential buildings with fewer than 5 dwelling units, except when serving transient guests2. Farm and ranch buildings, and private garages or storage buildings used by the owner outside a commercial enterprise, are also state-building-permit-exempt13. Covered non-exempt construction, alterations, additions, repairs, relocations and changes of occupancy need a state building permit before work starts3. Montana’s amended 2024 International Building Code and International Residential Code took effect September 26, 2026; areas outside certified local programs fall under the State Building Codes Bureau14. A state building-permit exemption does not remove separate trade, septic, health or zoning requirements15.
Who issues building permits and inspections in Glacier County?
For covered non-exempt projects in unincorporated Glacier County under state jurisdiction, contact the Montana Building and Commercial Measurements Bureau during planning and submit construction plans with a Building Permit/Plan Review Application1617. Average plan review takes 3 weeks; applicants must answer review comments in writing and pay fees before issuance16. The bureau calculates the building-permit fee, with an additional plan-review fee of 35% of that fee; both must be paid before issuance18. For projects requiring a state building permit, that permit must precede required plumbing, mechanical or electrical permits and their work3. The permit holder must call the building inspector at least 24 hours before a requested inspection; the inspector has 72 hours from notification to perform it4.
Does Glacier County have zoning?
Glacier County has county-level zoning, but we could not confirm the ordinance text, district boundaries, dimensional standards or geographic exceptions for unincorporated parcels5. Ask the Clerk & Recorder which zoning rules apply to the parcel before planning an RV, tiny home, manufactured home or accessory dwelling19. Cut Bank has its own zoning, with municipal zoning and subdivision regulations extending beyond city limits subject to a Cut Bank Creek boundary limitation; septic permitting remains with the Glacier County Sanitarian206. In Cut Bank’s Residential II District, a manufactured home used as a single-family residence is allowed on a permanent foundation, while mobile homes are prohibited21. Montana requires review of qualifying land divisions, including certain divisions creating parcels under 160 acres22. An agricultural-division exemption requires a covenant restricting agricultural use; changing that use can trigger review23.
How do septic and well permits work in Glacier County?
A drainfield permit from the local health department is required in Glacier County even when a property already has a state Certificate of Subdivision Approval7. Montana DEQ reviews sanitation for subdivisions creating parcels of less than 20 acres, plus condominiums, recreational camping vehicle parks, and mobile home parks; Glacier County's Sanitarian handles the local drainfield permit246. A disposal system or sewage outlet that discharges into state waters also needs a Montana DEQ discharge permit; that rule does not establish the permit requirement for every private, non-discharging septic system25. Only 6.2% of Glacier County's soils are rated free of severe limitations for a conventional septic drain field, so evaluate the site before assuming a standard system will work8. A groundwater permit is generally required above 35 gallons per minute or 10 acre-feet a year; smaller uses may qualify for an exception after DNRC authorizes a Notice of Intent26.
Can you live in an RV or tiny home on your land in Glacier County?
We could not confirm a countywide rule for long-term RV or tiny-home occupancy on private land in unincorporated Glacier County, so ask the Clerk & Recorder which zoning rules govern the parcel519. Travel trailers are prohibited in the Cut Bank city zoning district governed by section 11-4D-1; that district rule does not establish a countywide RV prohibition27. A tiny home in Glacier County under state jurisdiction may qualify for the residential building-permit exemption when the building contains fewer than 5 dwelling units and does not serve transient guests, but zoning and septic requirements remain separate256.
Building a home in Glacier County: the steps, in order
Ask the Clerk & Recorder which zoning district and parcel rules apply before finalizing a site plan519.
Evaluate septic soils and apply for a drainfield permit through the Glacier County Sanitarian; a state Certificate of Subdivision Approval does not replace that permit8728.
For a well, determine whether use stays at or below 35 gallons per minute and 10 acre-feet a year, then obtain DNRC authorization before using the permit exception9.
Confirm building-permit jurisdiction and any local requirement; residential buildings under state jurisdiction with fewer than 5 dwelling units are state-building-permit-exempt unless serving transient guests12.
For covered non-exempt state projects, submit plans and the application, answer review comments, pay building and plan-review fees, and arrange required inspections16184.
What to check before you buy land in Glacier County
Water and septic: only 6.2% of the county's soils are rated free of severe limitations for a conventional septic drain field, so budget for a site evaluation and possibly an engineered system8. Access: a new or modified driveway approach connecting to a state highway requires an approach permit or right-of-way agreement before construction, while county-road questions go to the Glacier County Road Department2930. Terrain and cover: 52.4% of the county's land sits at 15% slope or less, 22.9% is wooded, and 24.1% is federal land313233. The nearest city of 100,000 or more is about 209 miles from the county's center, and population density is 4.5 people per square mile3435. The effective property tax rate is about 0.8%, the median property tax bill is about $1,246 a year, and a typical home insurance premium runs about $1,371 a year363738. Check FEMA flood maps because development in a designated flood hazard area needs a floodplain permit12.
Watch-outs
A state building-permit exemption does not settle Glacier County zoning, septic, plumbing, electrical or mechanical requirements1557.
Glacier County has county-level zoning, but district boundaries, geographic exceptions and parcel standards need confirmation before you assume a use is allowed5.
Cut Bank's travel-trailer prohibition in one city zoning district is not a countywide RV rule for unincorporated Glacier County27.
Using the small-well permit exception requires DNRC authorization before using the water, not just staying under the flow and volume caps26.
Montana's owner-builder provisions concern construction-contractor registration and do not by themselves waive building, trade, zoning, or septic requirements1011.
Most of Glacier County's soils are poorly suited to a conventional septic drain field; get a site evaluation before you buy or plan a home's location8.
A driveway onto a state highway needs a state approach permit or right-of-way agreement; the county Road Department is the contact for county-road access questions2930.
Written October 12, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.
Glacier County highlighted among the Montana counties · colored by Index score
How Glacier County scores
Seclusion90100% ev.
Self-Sufficiency33100% ev.
Admin Boringness8090% ev.
Durability55100% ev.
Property Autonomy83100% ev.
Carry Cost85100% 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 →
$168kTypical home
0.8%Property tax
$1,478Land / acre
24.1"Annual rain
13.7% of yrsSevere drought
0.4 / yr (+0.3)Mid-century 100°F days
18.4 daysMid-century dry spell
1.62" (+6.6%)Mid-century 1-day rain
1.32×Wildfire change factor
100%Forward climate coverage
$1,371Home insurance / yr
2.5% / yrInsurance growth
2.13%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
30,797People within 2 hr
1,213Radius comparison (15 mi)
4.5People / sq mi
24.1%Federal land
52.4%Land at 15% slope or less
6.2%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Glacier County
Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Glacier County rules
Building code adoptedPartial
Building-code adoption and administration in Glacier County: Montana's adopted state building codes apply statewide, while certified local-government jurisdictional areas may administer the code locally; the official certified-jurisdiction list identifies Cut Bank as certified for building code within city limits and states that all other areas are under the State Building Codes Bureau.
The Montana Building Codes Program states that its uniform state building code is enforced statewide for residential and commercial buildings.
The certified-jurisdiction page states that all areas outside listed certified local jurisdictions are under the State Building Codes Bureau.
Cut Bank is listed as certified for building code (B) within city limits; this does not establish countywide county administration.
Current listed codes include the 2021 International Building Code and 2021 International Residential Code, both effective June 11, 2022.
All listed codes are amended by ARM Title 24, Chapter 301.
International Building Code edition: 2021 · International Residential Code edition: 2021 · code effective date: 2022-06-11
“Below is a list of all certified local government building code jurisdictions and certified building code inspectors: [...] All other areas are under the jurisdiction of the State Building Codes Bureau [...] Cut Bank | B | Kory Sandon | 873-5526 | City Limits”
County-wide zoningPresent (with conditions)
Glacier County zoning code or ordinance as identified in the county regulatory-capabilities assessment.
The cited plan does not identify the ordinance number, zoning districts, dimensional standards, occupancy provisions, or geographic exceptions.
Other applicable state, municipal, tribal, floodplain, septic, and building-code requirements may also apply.
“Table G-17 lists planning and land management tools typically used by local jurisdictions to implement hazard mitigation activities and indicates those that are in place in the Central Region and each participating jurisdiction. [...] Plans and Regulations Glacier County City of Cut Bank [...] Zoning Code or Ordinance Yes Yes”
Local zoningPresent (with conditions)
County-level zoning regulation identified for Glacier County, Montana; the source separately lists the City of Cut Bank.
The source identifies that a zoning code or ordinance exists but does not provide the ordinance text, geographic districts, dimensional standards, RV provisions, tiny-home provisions, exceptions, or administration details.
The source separately reports the City of Cut Bank entry, so municipal regulation may apply within the city and should not be treated as county administration.
“Plans and Regulations Glacier County City of Cut Bank [...] Zoning Code or Ordinance Yes Yes”
One more reviewed finding on this topic
Present (with conditions) — Glacier County zoning regulation as identified for the county in the Montana Division of Emergency Services regulatory-capabilities assessment.
“Table G-17 Glacier County and Jurisdictions Regulatory Mitigation Capabilities
Plans and Regulations Glacier County City of Cut Bank
[...]
Zoning Code or Ordinance Yes Yes”
Septic permitRequired
Drainfield installation associated with a subdivision approval or COSA in Glacier County; the permit is issued by the local health department.
A Certificate of Subdivision Approval does not eliminate the drainfield permit requirement.
The source states the requirement generally for local health departments; Glacier County's official directory identifies a County Sanitarian and Health Department.
This claim does not establish requirements for every non-drainfield wastewater discharge or state groundwater-discharge permit.
“Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
Montana rules that apply here
Building permitNot required
Residential buildings containing fewer than five dwelling units in state-jurisdiction areas of Glacier County, when not serving transient guests.
The exemption is from the state building-permit requirement only.
The exemption applies in the State's jurisdiction.
Certified local government requirements may apply within certified local-government jurisdictional limits.
Other permits or requirements, including plumbing, electrical, mechanical, septic, health, or land-use requirements, may still apply.
dwelling units: < 5 units (except when serving transient guests)
“residential buildings containing less than five dwelling units (except when serving transient guests)”
7 more reviewed findings on this topic
Not required — A single-family residence in Glacier County in an area under state jurisdiction rather than a certified local-government building-code program.
“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.”
Required — Non-exempt buildings being built, remodeled, moved, or undergoing a change of occupancy in Glacier County areas under the Montana State Building Codes Bureau.
“A state building permit is required for any state owned agency or non-exempt building being built, remodeled, moved, or undergoing a change of occupancy, except for projects located within the jurisdictional limits of a local government program.”
Limited — State-jurisdiction building projects in Glacier County, including new buildings, alterations, additions, and repairs that are not within a certified local-government building-code program.
“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.”
Required — Non-exempt buildings in non-certified, state-jurisdiction areas of Glacier County, including applicable new construction, alterations, additions, repairs, moves, or changes of occupancy.
“a state building permit is required prior to the start of construction”
Required — Non-exempt buildings, alterations, additions, repairs, relocations, or changes of occupancy in the State Building Codes Bureau jurisdiction serving Glacier County, including unincorporated areas outside certified local jurisdictions.
“Prior to the start of construction for all state-owned agencies or non-exempt building being built, remodeled, moved, or undergoing a change of occupancy, except for projects located within the jurisdictional limits of a certified local government program.”
Not required — Residential buildings containing fewer than five dwelling units in the State Building Codes Bureau jurisdiction serving Glacier County, except when serving transient guests.
“In the State's jurisdiction, state law exempts the following from the need to obtain state building permits: [...] residential buildings containing less than five dwelling units (except when serving transient guests)”
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”
2 more reviewed findings on this topic
Conditional — An owner in Glacier County who contracts for construction work to be performed by a registered construction contractor, under Montana's construction-contractor licensing chapter.
“to an owner who contracts for work to be performed by a registered construction contractor”
Conditional — An owner in Glacier County working on the owner's property, whether occupied by the owner or not, under Montana's construction-contractor licensing chapter.
“to an owner working on the owner's property”
InspectionsRequired
Construction projects requiring a state building permit in the State Building Codes Bureau jurisdiction serving Glacier County.
The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
The permit holder must call the building inspector at least 24 hours before a requested inspection.
The inspector has 72 hours from notification to perform the requested inspection.
Certified local jurisdictions conduct inspections for permit or inspection types they are certified to regulate.
“It is the responsibility of the permit holder to call the building inspector at least 24 hours before a requested inspection, and that the inspector have 72 hours from the notification to perform the requested inspection.”
4 more reviewed findings on this topic
Required — Projects in Glacier County subject to state building-code permitting and inspection under the Montana State Building Codes Bureau.
“The Building & Commercial Measurements Bureau has highly qualified inspectors assigned geographically throughout the state that perform the inspections required by Montana law.”
Required — Projects requiring state building-code permitting in Glacier County and other areas under the State Building Codes Bureau.
“the permit holder to call the building inspector at least 24 hours before a requested inspection, and that the inspector have 72 hours”
Required — Projects requiring a permit in non-certified, state-jurisdiction areas of Glacier County.
“Field inspection staff for the programs are positioned around the state to ensure adequate coverage for inspection and regulation of projects requiring a permit.”
Limited — Buildings and other projects requiring permits under Montana state building-code jurisdiction; certified local governments may perform inspections within their certified jurisdictional areas.
“The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
Certificate of occupancyLimited
Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.
The certificate must certify that the building conforms to the applicable building regulations.
The statute addresses certificates for buildings constructed under the state or local building code; it does not establish a universal certificate requirement for every structure or every occupancy.
“A certificate of occupancy for a building constructed in accordance with the provisions of the state building code or county, city, or town building code must certify that the building conforms to the requirements of the building regulations applicable to it.”
Living in an RVLimited
RV, camper-trailer, and other trailer overnight use for general recreation on legally accessible Montana state trust land administered by DNRC.
A Conservation License is required for dispersed camping on state trust land.
RV or trailer camping must be within 50 feet of a customary access point; motorized vehicles must be parked within 50 feet of a customary access point, and the camper or trailer may not be set up farther away by driving beyond that point.
On leased or licensed land, the stay limit is 2 days.
On unleased or unlicensed land, the stay limit is 16 days within a 30-day period.
Within a designated campground, the stay limit is 16 days within a 30-day period.
The local DNRC field office should be contacted to confirm whether land is leased.
Pets must be leashed or otherwise controlled.
Overnight horses must be restrained, may not remain in a stream riparian zone for more than one hour, and must use certified weed-seed-free feed.
Campfires are generally permitted within designated campgrounds and on unleased or unlicensed land but are not allowed on leased land.
Cutting firewood requires a separate permit from the local DNRC field office, and fireworks are not allowed on state land.
State Parks, Fishing Access Sites, and Wildlife Management Areas are managed by Montana Fish, Wildlife and Parks rather than under this DNRC camping page.
RV/trailer distance from customary access point: <= 50 ft (Motorized vehicles must be parked within 50 feet; the page states the camper or trailer may not be driven farther to set it up.) · maximum stay on leased or licensed land: 2 days · maximum stay on unleased or unlicensed land: 16 days within a 30-day period · maximum stay within designated campground: 16 days within a 30-day period
“TRAILER/RV etc. Camp within 50 ft of a customary access point. Motorized vehicles must be parked within 50 ft of a customary access point. You may not drive further to set up a camper or trailer.
On leased or licensed land: 2 days
On unleased/unlicensed land: 16 days within a 30-day period
Within designated campground: 16 days within a 30-day period”
Manufactured homesAllowed (with conditions)
Manufactured housing used as residential housing within Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.
Municipal zoning regulations may not treat manufactured housing or factory-built housing units differently from other residential units.
Placement remains subject to applicable municipal zoning districts, permits or variances where required, building-code requirements, and other applicable health and safety rules.
The statute defines manufactured housing as a single-family dwelling built offsite in a factory and compliant with applicable prevailing HUD standards; a manufactured home does not include a mobile home or housetrailer as defined in 15-1-101, MCA.
The source addresses municipal zoning and does not establish unrestricted occupancy on unzoned or county land statewide.
“Zoning regulations adopted under this part may not treat manufactured housing or factory-built housing units differently from any other residential units.”
Accessory dwellingsAllowed (with conditions)
Accessory dwelling units in jurisdictional areas where a Montana county has established zoning regulations under MCA Title 76, chapter 2, part 2.
The county zoning regulations must allow at least one accessory dwelling unit by right on a lot or parcel containing a single-family dwelling.
The unit may be attached, detached, or internal.
The county may not require owner occupancy, a familial, marital, or employment relationship between occupants, or impact fees; private restrictive covenants remain possible but cannot be required as a permit, license, or use condition.
A county may charge up to $250 for a one-time ADU application-review fee, in addition to usual building fees.
Applicable building codes, fire codes, and public-health and safety regulations still apply.
The county may require expedited sanitation review for an ADU on a parcel with existing public water and wastewater capacity; the 15-day expedited-review provision terminates September 30, 2029.
The statute applies to a county that exercises zoning powers; it does not itself create county zoning where none exists.
maximum one-time application-review fee: <= 250 USD (Usual building fees may also be required.) · expedited sanitation review: 15 days (Parcel must have existing public water and wastewater service with capacity.)
“In jurisdictional areas where the board of county commissioners has established zoning regulations under this part, the regulations must allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
One more reviewed finding on this topic
Allowed (with conditions) — Accessory dwelling units in Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.
“A municipality shall adopt regulations under this chapter that allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
Who permits septicState (with conditions)
Sanitation review for subdivisions creating parcels of less than 20 acres, and condominiums, recreational camping vehicle parks, and mobile home parks in Glacier County.
The Montana DEQ Subdivision Program review is limited to sanitation facilities, including water supply, sewage disposal, solid waste disposal, and storm drainage systems.
The cited source does not establish that DEQ administers every individual septic system permit outside the listed subdivision-review categories.
subdivision parcel size threshold: < 20 acres (DEQ also reviews condominiums and recreational camping vehicle and mobile home parks regardless of parcel size)
“The DEQ Subdivision Program reviews divisions of land comprising less than 20 acres, as well as condominiums and recreational camping vehicle and mobile home parks, regardless of the size of the parcel where they are located. This review is limited to sanitation facilities, including the water supply, sewage disposal, solid waste disposal, and storm drainage systems.”
One more reviewed finding on this topic
Mixed (with conditions) — Montana statewide sanitation and septic regulation, including subdivision sanitation review and drainfield permitting.
“The DEQ Subdivision Program reviews divisions of land comprising less than 20 acres [...] This review is limited to sanitation facilities, including the water supply, sewage disposal, solid waste disposal, and storm drainage systems. [...] Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
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.”
3 more reviewed findings on this topic
Limited — Groundwater wells and other groundwater developments in Glacier County subject to Montana DNRC water-right permitting rules.
“A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year (Section 85-2-306, MCA).”
Limited — Groundwater wells and other groundwater developments in Glacier County under Montana's statewide water-right permitting rules.
“A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year (Section 85-2-306, MCA).”
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.”
Agricultural exemptionConditional
Divisions of land in Glacier County made outside platted subdivisions by gift, sale, or agreement to buy and sell, where the landowner enters into a covenant with the governing body that runs with the land and provides that the divided land will be used exclusively for agricultural purposes.
The division must be made outside a platted subdivision.
The method of disposition must not be adopted for the purpose of evading the Montana Subdivision and Platting Act.
The division must be by gift, sale, or agreement to buy and sell.
The landowner must enter into a covenant for purposes of the chapter with the governing body; the covenant runs with the land.
The covenant must provide that the divided land will be used exclusively for agricultural purposes.
The exemption remains subject to 76-3-211.
A change in use to anything other than agricultural purposes subjects the division to subdivision review under parts 5 and 6, unless the governing body exercises discretion to revoke the covenant and either the original lot lines are restored through aggregation before or with revocation, a government or public entity seeks to use the land for public purposes under the governing body's review criteria, or the land is annexed into a municipality.
A revocation under 76-3-211(1)(b) requires a public hearing; within 15 days after the hearing the governing body must issue written findings of fact and a decision based on the record, and an approved revocation must be recorded with the clerk and recorder.
Revocation does not affect sanitary restrictions imposed under Title 76, chapter 4.
The division remains subject to survey requirements and applicable zoning regulations.
The governing body must examine the division or aggregation to determine whether chapter requirements apply; it may establish a reasonable examination fee not exceeding $400; and it must complete the examination and approve or deny the application within 20 working days after receiving a complete application.
The application must include an affidavit stating the applicant's intentions, including that the exemption is not being used to evade the chapter.
The county treasurer must certify that all real property taxes and special assessments assessed and levied on the land to be divided have been paid, subject to the centrally assessed property proration rules in 76-3-207(3).
examination fee maximum: <= 400 USD (The governing body may establish a reasonable fee.) · examination decision deadline: 20 working days (Runs from receipt of an application containing all materials and information required for review.)
“(c) divisions made outside of platted subdivisions by gift, sale, or agreement to buy and sell in which the landowner enters into a covenant for the purposes of this chapter with the governing body that runs with the land and provides that the divided land will be used exclusively for agricultural purposes, subject to the provisions of 76-3-211;”
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”
One more reviewed finding on this topic
Regulated (with conditions) — Land divisions in Glacier County that meet Montana’s statutory definition of subdivision, including divisions creating one or more parcels under 160 acres that cannot be described as a one-quarter aliquot part of a United States government section, exclusive of public roadways, for sale or other transfer; county governing bodies administer the required local subdivision regulations.
“(18) "Subdivision" means a division of land or land so divided that it creates one or more parcels containing less than 160 acres that cannot be described as a one-quarter aliquot part of a United States government section, exclusive of public roadways, in order that the title to the parcels may be sold or otherwise transferred and includes any resubdivision and a condominium.”
Driveway accessLimited
New or modified driveway approaches connecting property in Glacier County to a state highway
The rule applies to approaches on or abutting a state highway, not necessarily county-road or private-road access.
A new approach requires either an approach permit or a right-of-way agreement.
A change in property use or a change in use of an existing approach requires a new approach permit.
The landowner is responsible for obtaining the permit.
The applicant must submit the required site plan and environmental checklist.
Construction may not begin until required review is complete and an approved permit or letter of authorization has been issued.
Approaches on an access-control highway, approaches generating significant traffic, or approaches with significant environmental impacts must follow the Systems Impact Process.
“ALL NEW OR MODIFIED APPROACHES REQUIRE EITHER AN APPROACH PERMIT OR A RIGHT-OF-WAY AGREEMENT.”
One more reviewed finding on this topic
Limited — New or modified driveway approaches intersecting Montana state highways, and changes in use of property abutting a state highway or an existing approach.
“ALL NEW OR MODIFIED APPROACHES REQUIRE EITHER AN APPROACH PERMIT OR A RIGHT-OF-WAY AGREEMENT.”
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 feesPublished (with conditions)
State-administered building permits in areas outside certified local-government building-code jurisdictions, including applicable non-certified areas of Glacier County.
All other areas are under the jurisdiction of the State Building Codes Bureau.
Private homes and apartments with four or fewer units that do not serve transient guests are exempt from the state building permit process; additional local requirements may still apply.
The building permit fee is calculated under IBC Section 109.2 as modified by ARM 24.301.138.
A plan-review fee equal to 35 percent of the building permit fee is required in addition to the permit fee, and both fees must be paid before issuance.
The valuation includes all construction work and listed permanent equipment.
Certified local governments may establish their own permit fees and valuation method.
plan review fee: 35 percent of building permit fee
“The fee for a building permit will be calculated by the bureau. Fees are calculated as established in the International Building Code Section 109.2, Schedule of Permit Fees, as modified for use by the department in ARM 24.301.138. 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.”
2 more reviewed findings on this topic
Published (with conditions) — State building permits administered by the Montana Building Codes Bureau for applicable projects in Glacier County outside certified local-government jurisdictions.
“The fee for a building permit will be calculated by the bureau. Fees are calculated as established in the International Building Code Section 109.2, Schedule of Permit Fees, as modified for use by the department in ARM 24.301.138. 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 non-certified areas of Glacier County, including submission of construction plans and a Building Permit/Plan Review Application
The source states that all other areas are under the jurisdiction of the State Building Codes Bureau.
A permit is required for covered non-exempt projects before construction starts.
Building permits must be issued before plumbing, mechanical, or electrical permits can be issued and before work authorized under those permits can start.
Applicants submit construction plans and a Building Permit/Plan Review Application for review and approval.
Applicants are encouraged to contact the Bureau during project planning.
Average plan review time is three weeks.
Plan-review comments must be answered in writing and fees must be paid before issuance.
The state page lists exemptions including farm and ranch buildings, mining buildings on mining property, certain petroleum-refinery and pulp-and-paper-mill buildings, residential buildings containing fewer than five dwelling units except when serving transient guests, and private garages and private storage buildings used by the owner and not part of a commercial enterprise or business.
average plan review time: 3 weeks
“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.”
One more reviewed finding on this topic
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.”
Inside cities and towns in Glacier County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Living in an RVProhibited
Travel-trailer occupancy or siting in the City of Cut Bank zoning district governed by section 11-4D-1.
The cited prohibition is specific to the district governed by section 11-4D-1 and is not a countywide rule.
The code overview states the code is current through Ordinance 16-3, passed December 19, 2022, and warns that the online code may not reflect later legislation.
“Manufactured homes and mobile homes used as single-family residences when placed on permanent foundations of masonry, concrete or treated wood in conformance with uniform building standard no. 29-3. (Travel trailers are prohibited.)”
Manufactured homesLimited
Manufactured-home occupancy as a single-family residence in the City of Cut Bank Residential II (RII) District.
The manufactured home must be on a permanent foundation.
Mobile homes are prohibited in the RII District.
The cited code is current through Ordinance 16-3, passed December 19, 2022, according to the code overview.
“Manufactured homes used as single-family residences on permanent foundations. (Mobile homes are prohibited.)”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Zoning districts — Zoning districts in Glacier County, including unincorporated areas
Minimum dwelling size — Minimum dwelling-size requirements in Glacier County.
Minimum lot size — Minimum lot-size requirements in Glacier County.
Setbacks — Setback requirements in Glacier County.
Lot coverage — Lot coverage in unincorporated Glacier County, Montana.
6 more unanswered
Building height
Camping on your land
Tiny homes
Septic inspection
Off-grid sanitation
Mandatory utility hookup
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 Glacier County, Montana
Is Glacier County a good place to live off-grid or homestead?
Glacier County scores 72/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 1,213 people within 15 miles and manageable long-term carry cost. Watch-outs: thin water margin (24.1″/yr rainfall).
Do you need a building permit in Glacier County, Montana?
Glacier County does not require a county building permit for a home in unincorporated areas, and it enforces county zoning. Onsite septic is permitted by Glacier County Sanitarian / Health Department. 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 Glacier County?
Living in an RV on your own land in Glacier 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 Glacier County, Montana?
Land in Glacier County runs about $1,478 per acre, based on the latest county data.
What is the water situation in Glacier County?
Glacier County gets about 24.1" of rain a year, with severe drought in roughly 13.7% of years.
How remote is Glacier County?
A typical private-land location has about 1,213 people within 15 miles and 335,598 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.
