Bolthole Index

Golden Valley County, Montana

Building permits, zoning and land rules in Golden Valley County, Montana

53Index Score / 100
#37 of 56 in Montana

A single-family home in unincorporated Golden Valley County, Montana generally does not need a state building permit unless a local government requires one, and the county lists no building department12. Covered nonexempt work needs a permit from the Montana Building Codes Program, septic drainfield permits come from Central Montana Environmental Health, and zoning approval is unconfirmed345.

At a glance

Building permit
Generally not required for a single-family home; covered nonexempt work needs a state permit12
Building code
Montana's adopted code applies where state or certified local enforcement has jurisdiction6
Zoning
Countywide status is not confirmed; ask the County Commissioners about the parcel5
Septic permit
A local drainfield permit is required through Central Montana Environmental Health74
RV or tiny-home living
Not confirmed for private land; ask the county and Environmental Health before occupancy57
Owner-builder
State exemption covers private homes of four or fewer units unless a local government requires a permit; contractor-registration exemption is separate89
Private well
A new water use needs a water-right permit or a qualifying exception and Notice of Intent10

Who to call

Building permits

Montana Building Codes Program

State building permits, plan review and inspections for covered nonexempt projects under state jurisdiction

(406) 841-2056

buildingcodes@mt.gov

301 South Park Ave., Floors 4 and 5, Helena, MT 59620

Online permits →

Septic permits

Central Montana Environmental Health

Environmental-health and sanitation services, including local drainfield permitting

406-566-2277 ext. 109

91 Third Street North, Stanford, MT 59479

Floodplain permits

Golden Valley County Floodplain Administrator

Parcel-specific floodplain questions and applications for development in designated flood-hazard areas

(406) 932-5470

pcdringman@SGCOUNTYMT.GOV

PO Box 1256, Big Timber, MT 59011

Roads & driveways

Golden Valley County Road Department

County-road maintenance and the first county contact for access questions

406-568-2218

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

Off-grid gear

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Do you need a building permit in Golden Valley County, Montana?

A single-family home in unincorporated Golden Valley County generally does not need a state building permit unless a local government requires one, and the county lists no building-permit program12. State exemptions also cover qualifying farm and ranch buildings and private garages or storage buildings used by the owner outside a business11. The state-level exemption for private homes applies to homes of four or fewer units that do not serve transient guests, but a local government may require a permit by ordinance or resolution8. Covered construction, alterations, additions and repairs still require a permit before work starts3. Montana's adopted framework includes the 2024 International Residential Code effective September 26, 2026, where state or certified local enforcement applies12. Covered projects can require separate trade permits and inspections1314.

Who issues building, septic and floodplain permits in Golden Valley County?

Golden Valley County lists no county building department or permit program, so the Montana Building Codes Program is the first call for work that may be covered115. Reach the state office at (406) 841-2056 or buildingcodes@mt.gov; its online portal accepts applications15. For covered work, submit the application and plans; the reviewer calculates valuation and fees, reviews compliance, and issues the permit after comments are resolved and fees are paid13. State inspectors handle projects in state jurisdiction, while certified local programs may inspect in their jurisdictions14. An owner may qualify for a contractor-registration exemption, but it does not waive project permits9.

Does Golden Valley County have zoning?

Golden Valley County's countywide zoning status could not be confirmed from an official ordinance or explicit county statement5. Montana allows county commissioners to adopt zoning for all or part of a county after adopting a growth policy, but that authority does not prove a Golden Valley County parcel is zoned16. Ask the County Commissioners for the parcel's current land-use status and recorded subdivision conditions. The available record does not confirm county rules for RV occupancy, tiny homes, minimum dwelling size, setbacks, building height or minimum lot size5. If Golden Valley County adopts zoning, Montana requires it to allow at least one accessory dwelling unit by right on a parcel with a single-family dwelling17. Property inside Lavina or Ryegate may have municipal requirements, so obtain a parcel-specific answer before selecting a house site.

How do septic permits work in Golden Valley County?

Central Montana Environmental Health, not the Building Codes Program, administers septic permitting and inspections in Golden Valley County, while Montana DEQ regulates applicable sanitation and subdivision programs1819. A local drainfield permit is required even when a lot has a Certificate of Subdivision Approval4. New-system fees including a site visit are $575 with a certified installer and $650 with an uncertified installer20. Contact Environmental Health at 406-566-2277 ext. 109 before fixing the house, well or drainfield location21. DEQ reviews sanitation for divisions creating parcels under 20 acres and RV or mobile-home parks regardless of parcel size22. Only about 25.5% of county soils are rated without severe limitations for a conventional drainfield23.

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

Golden Valley County's rules for RV occupancy, temporary camping and tiny-home occupancy on private land could not be confirmed, and unresolved zoning does not answer those questions5. Ask the County Commissioners whether zoning, subdivision conditions, setbacks or occupancy restrictions apply. Ask Central Montana Environmental Health what wastewater approval an occupied RV or tiny home requires because local drainfield permitting applies74. Sanitation review for an RV park does not decide whether one RV may be occupied on private land22. Montana's state rule treats a tiny house as a factory-built building of 400 square feet or less, excluding lofts, intended for a permanent foundation and single-family use24. A tiny home should not be assumed exempt from every permit because treatment depends on structure and use, and separate trade permits may apply213.

Building a home in Golden Valley County: the steps, in order

  1. Ask the County Commissioners about zoning, subdivision conditions and land-use limits5.
  2. Ask the Floodplain Administrator whether the site is in a designated Special Flood Hazard Area; new construction, fill, roads and culverts there require local review and a permit2526.
  3. Resolve county-road access with the Road Department; a new or modified state-highway approach needs an MDT permit or right-of-way agreement2728.
  4. Contact Environmental Health for the drainfield permit, fee and site requirements2920.
  5. File the required water-right permit or qualifying well-exception Notice of Intent before new groundwater use10.
  6. Ask the Building Codes Program whether the home is exempt; for covered work, submit plans, pay fees and schedule inspections1513.

What should you check before buying land in Golden Valley County?

Start with wastewater feasibility because only about 25.5% of Golden Valley County soils are rated without severe limitations for a conventional drainfield23. A new groundwater use requires a water-right permit or exception; beginning January 1, 2026, a qualifying exception requires a Notice of Intent before use begins10. Groundwater use over 35 gallons per minute or 10 acre-feet per year requires a permit30. Check flood status and whether access is from a county road or state highway before choosing a site262728. A land division may trigger subdivision and sanitation review3122. The effective property-tax rate is about 0.5%, and the median annual bill is about $1,0383233.

Watch-outs

  • The owner-builder rule is a contractor-registration exemption, not a blanket exemption from building, trade or inspection requirements9.
  • A Montana Certificate of Subdivision Approval does not replace the local drainfield permit4.
  • Development in a designated Special Flood Hazard Area can require a local permit for buildings, fill, roads and culverts25.

Sources

  1. Golden Valley County, Montana (2026 county census)
  2. bsd.dli.mt.gov, quoted and re-checked
  3. Building Permits, quoted and re-checked
  4. Engineering Infrastructure & Subdivisions, quoted and re-checked
  5. (2026 county census)
  6. Current Codes, quoted and re-checked
  7. Golden Valley County Sanitarian Services / Environmental Health (2026 county census)
  8. bsd.dli.mt.gov, quoted and re-checked
  9. Montana Code Annotated, Title 37, Chapter 45, Construction Contractors (Montana statewide rule), quoted and re-checked
  10. Exempt Well Updates and Information, quoted and re-checked
  11. Building Permits, quoted and re-checked
  12. Current Codes, quoted and re-checked
  13. Building Permits, quoted and re-checked
  14. Montana Building Codes Program, quoted and re-checked
  15. Montana Building Codes Program (bsd.dli.mt.gov)
  16. Montana’s 2019 Land Use & Planning Statutes (Montana statewide rule), quoted and re-checked
  17. 76-2-215. Accessory dwelling units -- regulations -- restrictions, MCA (Montana statewide rule), quoted and re-checked
  18. Sanitarian Services/Environmental Health — Golden Valley County, quoted and re-checked
  19. Golden Valley County, quoted and re-checked
  20. Central Montana Health District Environmental Health Service Fees, quoted and re-checked
  21. Central Montana Environmental Health (centralmontanahealthdistrict.org)
  22. Engineering Infrastructure & Subdivisions, quoted and re-checked
  23. 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
  24. 2024 Building Code Adoption Amendments, quoted and re-checked
  25. Stream Permitting — City or County Floodplain Development Permit, quoted and re-checked
  26. Golden Valley County Floodplain Administrator (dnrc.mt.gov)
  27. Golden Valley County Road Department (goldenvalleycountymt.org)
  28. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  29. Central Montana Health District - Environmental Health, quoted and re-checked
  30. Exempt Well Updates and Information (Montana statewide rule), quoted and re-checked
  31. 76-3-103. Definitions, MCA (Montana statewide rule), quoted and re-checked
  32. Effective property tax rate: Bolthole Index county data
  33. Median property tax bill: Bolthole Index county data

Written October 9, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like 4 of its 6 neighbors, Golden Valley County requires no county building permit for a home.

RuleGolden Valley CountyWheatland CountyMusselshell CountyYellowstone CountyStillwater CountyFergus CountySweet Grass County
Building permitNot requiredNot requiredNot requiredNot requiredLimitedNot requiredLimited
County zoningNot publishedNot publishedNoYesYesNoYes
Septic permitsCounty SanitarianCounty Env. HealthCounty Sanitation ServicesRiverStone HealthCounty Env. Health Dept.County Health Dept.County Env. Health

County locator

Golden Valley County in Montana

53
County map
Golden Valley County highlighted among the Montana counties · colored by Index score

How Golden Valley County scores

Seclusion83100% ev.
Self-Sufficiency20100% ev.
Admin Boringness7168% ev.
Durability43100% ev.
Property Autonomy83100% ev.
Carry Cost8394% 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 →

$244kTypical home
0.5%Property tax
$977Land / acre
15.1"Annual rain
12% of yrsSevere drought
4.5 / yr (+4.1)Mid-century 100°F days
20.5 daysMid-century dry spell
0.97" (+4.1%)Mid-century 1-day rain
1.27×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
40,207People within 2 hr
674Radius comparison (15 mi)
0.7People / sq mi
5.9%Federal land
79.8%Land at 15% slope or less
25.5%Soils rated "not limited" for septic (strict USDA rating)
188,881 acWorkable land screen
8.5%Wooded land
19.5 tonsBiomass / forest ac
44.6°FAvg temp

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Cities and towns in Golden Valley 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 Lavina · Town of Ryegate

Answers from the rulebook for Golden Valley County

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

Golden Valley County rules

  • Who permits septicMixed (with conditions)

    Septic and subsurface wastewater regulation serving Golden Valley County through the Central Montana Health District.

    • The Central Montana Health District serves Golden Valley County and neighboring counties.
    • The health district administers programs regulated by the Montana Department of Environmental Quality.
    “Golden Valley County is part of the Central Montana Health District which also serves Wheatland, Judith Basin, Petroleum and Musselshell Counties. Part of the district's services is environmental health.”
    2 more reviewed findings on this topic
    • Mixed (with conditions) — Individual-lot and related onsite wastewater systems in Golden Valley County served by the Central Montana Health District, with Montana DEQ rules and review also applying where required.
      “Golden Valley County is part of the Central Montana Health District which also serves Wheatland, Judith Basin, Petroleum and Musselshell Counties.”
    • Mixed (with conditions) — Onsite wastewater and septic regulation in Golden Valley County through the Central Montana Health District, with programs regulated by Montana DEQ and DPHHS.
      “EH permits, inspects, monitors, enforces rules, and provides resources for programs regulated by the Department of Environmental Quality (DEQ), such as: Subsurface Wastewater Treatment Systems (Septic Systems)”
  • Septic permitRequired

    Drainfield installation for an individual-lot onsite wastewater system in the Central Montana Health District service area, including Golden Valley County.

    • A drainfield permit remains required even when the lot has a Certificate of Subdivision Approval (COSA).
    • The permit is issued by the local health department.
    • A COSA may be required for subdivision lots before developing facilities requiring sewer or water.
    “Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
    One more reviewed finding on this topic
    • Limited — Subsurface wastewater treatment systems and septic systems in Golden Valley County served by the Central Montana Health District.
      “EH permits, inspects, monitors, enforces rules, and provides resources for programs regulated by the Department of Environmental Quality (DEQ), such as: Subsurface Wastewater Treatment Systems (Septic Systems)”
  • Septic inspectionLimited

    Septic systems in Golden Valley County within the Central Montana Health District service area.

    • The official page establishes inspection activity but does not state that every septic system or every transaction requires an inspection.
    “EH permits, inspects, monitors, enforces rules, and provides resources for programs regulated by the Department of Environmental Quality (DEQ), such as: Subsurface Wastewater Treatment Systems (Septic Systems)”
  • Subdividing landRegulated (with conditions)

    Subdivision sanitation review affecting Golden Valley County, including DEQ review of divisions creating parcels under 20 acres and RV/mobile-home parks.

    • DEQ reviews divisions creating parcels less than 20 acres and recreational camping vehicle and mobile-home parks regardless of parcel size.
    • Review is limited to sanitation facilities, including water supply, sewage disposal, solid waste disposal, and storm drainage.
    • Central Montana Health District administers environmental-health subdivision programs regulated by DEQ.

    parcel-size threshold: < 20 acres (RV and mobile-home parks are reviewed 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.”
  • Permit feesPublished

    Filing fees for subdivision plats recorded by Golden Valley County.

    • This is a subdivision-plat filing fee, not a general residential building-permit fee.
    • The county page states a fee increase effective October 1, 2025.

    base filing fee: 25 USD (Plus $0.50 for each lot through 100 lots and $0.25 per lot over 100.) · fee schedule effective date: 2025-10-01

    “Fee Increase Effective October 1, 2025 [...] Filing fees for Subdivision Plats are $25.00 plus $0.50 for each lot in the subdivision up to and including 100, then $0.25 per lot for each lot in excess of 100.”
    One more reviewed finding on this topic
    • Published (with conditions) — Central Montana Health District environmental-health and septic permits serving Golden Valley County.
      “New System (including site visit) $575.00 $650.00 New System in Approved Subdivision $150.00 $300.00 [...] Permit Only $200.00 $375.00 [...] Reviewed and Adopted by the CMHD Board of Health on 09/18/2025 and effective 10/01/2025”
  • Permit processPartial

    Environmental-health and septic permitting process serving Golden Valley County.

    • CMHD provides environmental-health forms and applications and identifies septic permits as a program area.
    • The page states septic forms were coming soon and directs applicants to subsequent forms for fees.
    • A drainfield permit is required from the local health department even when a COSA exists.
    “CMHD Environmental Health forms and applications [...] SEPTIC PERMITS [...] New Forms Coming Soon”

Montana rules that apply here

  • Building permitLimited

    State building permits for covered construction in Golden Valley County where state jurisdiction applies.

    • State law exempts farm and ranch buildings.
    • State law exempts mining buildings on mining property.
    • State law exempts petroleum refineries and pulp and paper mills except office and shop buildings.
    • State law exempts residential buildings containing fewer than five dwelling units except when serving transient guests.
    • State law exempts private garages and private storage buildings used for the owner's own use and not part of a commercial enterprise or business.
    • Certified local governments may have additional or different local requirements.
    “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: 1. farm and ranch buildings 2. mining buildings on mining property 3. petroleum refineries and pulp and paper mills (except office and shop buildings) 4. residential buildings containing less than five dwelling units (except when serving transient guests) 5. private garages and private storage buildings used for the owner's own use (not part of a commercial enterprise or business)”
    4 more reviewed findings on this topic
    • Limited — Construction in Golden Valley County subject to Montana building-code permitting.
      “In Montana a state building permit is required prior to the start of construction for certain types of new buildings”
    • Limited — Construction in Golden Valley County outside a certified local building-code jurisdiction, subject to Montana state building-permit rules.
      “A building permit is not required for a single family residence, unless you live inside a local government's jurisdiction, which requires the permit by ordinance or resolution.”
    • Limited — State-jurisdiction projects in Montana, including applicable unincorporated areas not covered by a certified local building-code 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 exemptionConditional

    State-level building-permit exemption relevant to private residential construction, including owner-built private homes, subject to local-government requirements.

    • The exemption is stated to apply at the state level.
    • Private homes and apartments must have four or fewer units and must not serve transient guests.
    • A local government may require a permit by ordinance or resolution.
    • The source advises checking local county and city agencies for additional requirements.
    • No effective or adoption date was stated in the source.

    maximum dwelling units: <= 4 units (Private homes and apartments with more than four units are not covered by this stated exemption.) · transient guests: false (The exemption applies only where the private homes or apartments do not serve transient guests.)

    “Yes, projects which are exempt from the building permit process (at the state level) include: 1. Farm or ranch buildings. 2. Private homes and apartments with four or fewer units that do not serve transient guests.”
    One more reviewed finding on this topic
    • Available — An owner working on the owner's property, or an owner contracting for work performed by a registered construction contractor, under Montana's construction-contractor licensing chapter.
      “(13) to an owner working on the owner's property, whether occupied by the owner or not, but this exemption does not apply to an owner”
  • Building code adoptedAdopted (with conditions)

    Montana's uniform state building code for residential and commercial buildings statewide.

    • The currently listed codes are amended and adopted through Administrative Rules of Montana Title 24, Chapter 301.
    • Cities, counties, and towns may enforce local building codes, all or in part, only through certified local building-code-enforcement programs.
    • State-owned agencies must be permitted through the Montana Department of Labor and Industry.
    • The listed 2021 International Building, Residential, and Existing Building Codes and related codes are effective June 11, 2022; the listed ASME boiler and pressure-vessel codes are effective November 6, 2021.

    International Building Code edition: 2021 · International Residential Code edition: 2021 · effective date for listed principal codes: 2022-06-11 (ASME boiler and pressure-vessel codes listed on the official page are effective 2021-11-06)

    “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    3 more reviewed findings on this topic
    • Adopted — Montana building codes applicable within Golden Valley County where state or certified local jurisdiction enforcement applies.
      “All of the codes listed below are amended and adopted by:”
    • Adopted — Montana statewide building-code framework, including residential construction unless an applicable exemption or certified local program applies.
      “All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301 [...] 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.”
    One more reviewed finding on this topic
    • Limited — Projects requiring state building-code permits in Montana.
      “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections. [...] Field inspection staff for the programs are positioned around the state to ensure adequate coverage for inspection and regulation of projects requiring a permit.”
  • 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”
  • Tiny homesLimited

    Occupancy of tiny houses/tiny homes in Golden Valley County under Montana's statewide building-code rule, for factory-built buildings intended for single-family dwelling use, subject to any applicable certified local-government building-code program and other applicable land-use, health, sanitation, or property restrictions.

    • The state rule addresses tiny houses as factory-built buildings having 400 square feet or less of floor area, excluding lofts.
    • The unit must be intended to be mounted on a permanent foundation.
    • The intended use must be as a single-family dwelling.
    • Tiny houses are prohibited for commercial or business occupancy under the cited state rule.
    • Appendix Q BB may be adopted by a certified city, county, or town building-code jurisdiction; the Department states it will apply Appendix Q BB to qualifying factory-built buildings.
    • The statewide code rules are effective through the current code adoption listed by the Montana Department of Labor and Industry as September 26, 2026.

    tiny-house floor area: <= 400 square feet excluding lofts (Factory-built buildings intended for permanent-foundation single-family dwelling use)

    “Appendix Q BB may be adopted by a certified city, county, or town building code jurisdiction. Tiny houses do not meet the building code requirements for commercial or business occupancy and are therefore prohibited for these types of uses. The department will apply Appendix Q BB to factory-built buildings which meet the definition of a tiny house as having 400 square feet or less in floor area excluding lofts, and which are intended to be mounted on a permanent foundation and used as a single-family dwelling.”
  • 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 — New groundwater use and exempt-well development serving property in Golden Valley County.
      “Beginning Jan. 1, 2026, water users who intend to develop water use through a permit exception must file a Notice of Intent (Form 602I) with DNRC before using water from an exempt well.”
    • Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Montana.
      “Water Permits: A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
  • Driveway accessLimited

    New or modified driveway approaches intersecting Montana state highways, and changes in use of property abutting a state highway or an existing approach.

    • A new or modified approach requires either an approach permit or a right-of-way agreement.
    • A change in property use or change in use of an existing approach requires a new approach permit.
    • The landowner is responsible for obtaining the new permit.
    • The application must be made to the appropriate MDT District Office.
    • A detailed site plan and Environmental Checklist Form are required.
    • The requirement concerns state highways; local roads may be administered by local governments.
    “ALL NEW OR MODIFIED APPROACHES REQUIRE EITHER AN APPROACH PERMIT OR A RIGHT-OF-WAY AGREEMENT.”
  • Building in a floodplainRequired

    New development in designated Special Flood Hazard Areas in Golden Valley County, administered through the applicable local floodplain administrator.

    • A local floodplain administrator must determine whether an SFHA has been designated for the stream of interest.
    • Activities include placement of fill, roads, bridges, culverts, transmission lines, irrigation facilities, storage of equipment or materials, excavation, new construction, placement or replacement of manufactured homes, and new construction, additions, or substantial improvements to residential and commercial buildings.
    • Permit applications are available from the local floodplain administrator.
    • Application fees and timelines are established by the local government and vary widely throughout Montana.
    “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.”
    One more reviewed finding on this topic
    • Required — New development within a designated Special Flood Hazard Area in Montana.
      “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”
  • 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 in Golden Valley County, including unincorporated areas.
  • Local zoning — Aggregate local zoning across Golden Valley County, including any incorporated municipality-specific ordinances and unincorporated county land.
  • Zoning districts — Published zoning-district map or district schedule for unincorporated Golden Valley County.
  • Minimum dwelling size — Minimum dwelling size in unincorporated Golden Valley County.
  • Minimum lot size — Minimum lot size in unincorporated Golden Valley County.
7 more unanswered
  • Setbacks
  • Lot coverage
  • Building height
  • Camping on your land
  • 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 Golden Valley County, Montana

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

Golden Valley County scores 53/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and deep seclusion — about 674 people within 15 miles. Watch-outs: thin water margin (15.1″/yr rainfall).

Do you need a building permit in Golden Valley County, Montana?

Golden Valley County does not require a county building permit for a home in unincorporated areas. Onsite septic is permitted by Golden Valley County Sanitarian (Central Montana Health District). 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 Golden Valley County?

Living in an RV on your own land in Golden Valley 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. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Golden Valley County, Montana?

Land in Golden Valley County runs about $977 per acre, based on the latest county data.

What is the water situation in Golden Valley County?

Golden Valley County gets about 15.1" of rain a year, with severe drought in roughly 12% of years.

How remote is Golden Valley County?

A typical private-land location has about 674 people within 15 miles and 334,469 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Golden Valley compares in Montana

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