Bolthole Index

Hill County, Montana

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

55Index Score / 100
#36 of 56 in Montana

A single-family home in unincorporated Hill County, Montana, does not require a state structural building permit; covered non-exempt projects do1. Hill County requires a $75 zoning permit for work outside city limits within the City-County Planning area2. Havre handles its own building permits and zoning; Hill County Environmental Health issues septic permits countywide for new or modified systems, including inside cities3456.

At a glance

Building permit
No state structural permit for a single-family home; state permits apply to covered non-exempt work1
Zoning permit
$75 for any work outside city limits within the City-County Planning area7
Septic permit
Required from Hill County for a new system or a change to an existing system58
RV living
Not confirmed; ask the Hill County Planning Office how the parcel's zoning treats residential RV use910
Tiny homes
Not confirmed; zoning applies in the planning area, so ask Planning about the proposed dwelling and parcel910
Owner-builder
Montana exempts an owner working on the owner's property from construction-contractor licensing, with a resale limitation11
Well water
A state water-use permit is generally required, though small groundwater developments may qualify for an exception12
Septic soils
Only 8.4% of county soils lack severe limitations for a conventional drain field13

Who to call

Planning & zoning

Hill County Planning Office

Zoning permits, subdivision regulations, the growth policy, floodplain regulations and county land-use management

406-740-7250

kangland@greatwesteng.com

Septic permits

Hill County Health Department, Environmental Health

Individual sewage permits and environmental-health services for Hill County

406-400-2366

environmentalhealth@hillcounty.us

Contact details are copied from each office’s official page and were checked against it on October 12, 2026.

Off-grid gear

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

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

A single-family home in unincorporated Hill County does not require a state structural building permit; Montana also exempts farm and ranch buildings, residential buildings with fewer than five dwelling units unless they serve transient guests, and qualifying private garages and storage buildings1. The exemption is only from the state building permit: a farm or ranch building may still face zoning, subdivision, floodplain or septic rules14. Montana has adopted the 2024 International Building Code and International Residential Code for areas under the State Building Codes Bureau, including non-certified areas of Hill County15. Covered non-exempt work goes through the state building-permit program and receives state building inspections; the permit holder must notify the inspector when work is ready and provide access16. Hill County separately requires a $75 zoning permit for work outside city limits within the City-County Planning area7.

Who issues building permits in Hill County?

For covered non-exempt construction in unincorporated Hill County, use the Montana Building Codes Program for the state building permit and building inspections116. State building-permit fees use the applicable valuation method, and the plan-review fee is 35 percent of the building-permit fee17. Inside Havre, the city handles building permits; Hill County Environmental Health still handles septic permits countywide35. For county zoning approval, call the Hill County Planning Office at 406-740-7250 or email kangland@greatwesteng.com10. The $75 zoning permit covers work outside city limits within the City-County Planning area, but we could not confirm a complete county application, review, inspection or appeal procedure187.

Does Hill County have zoning?

Hill County has zoning, but the confirmed zoning-permit rule covers work outside city limits within the City-County Planning area rather than every unincorporated parcel19. Ask the Planning Office to confirm whether a tract lies inside that area before relying on the county process10. We could not confirm the planning-area boundaries, setbacks, minimum lot size, minimum dwelling size or lot-coverage limits, so ask Planning for the parcel's district and dimensional standards2010. Hill County regulates land division through county subdivision regulations and the Montana Subdivision and Platting Act, both administered by the Planning Office21. Inside Havre, the city sets zoning by district; Hill County Environmental Health remains the septic-permit authority45.

How do septic permits work in Hill County?

Hill County Environmental Health administers individual sewage permits throughout Hill County, including properties inside city limits5. A septic permit is required before installing a new system or modifying or updating an existing system8. The office can be reached at 406-400-2366 or environmentalhealth@hillcounty.us, and its page asks callers to leave a voicemail for county staff22. A Montana Certificate of Subdivision Approval does not replace the local drainfield permit23. Site conditions deserve early attention because only 8.4% of Hill County soils are rated without severe limitations for a conventional septic drain field13. We could not confirm Hill County's septic inspection sequence or fee, so ask Environmental Health about site evaluation, design, inspections and the current charge before choosing a house site622.

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

We could not confirm a Hill County rule that gives a general yes-or-no answer for long-term RV occupancy or tiny-home occupancy on private rural land10. Work outside city limits within the City-County Planning area requires a county zoning permit, so ask the Planning Office how the parcel's district treats an RV residence, a tiny home on a foundation, a tiny home on wheels and an accessory dwelling210. A tiny home that needs a new septic system or changes an existing system must obtain a Hill County septic permit6. We also could not confirm a minimum dwelling size, so get that standard from Planning before selecting a structure2010.

Building a home in Hill County: what are the steps?

  1. Ask the Hill County Planning Office whether the parcel is in the City-County Planning area and whether subdivision or floodplain review applies182124.
  1. Obtain the $75 zoning permit before work if the site is outside city limits within that planning area72.
  1. Confirm the building-permit authority: Havre runs its certified program inside city limits, while covered non-exempt work in unincorporated Hill County goes to the Montana Building Codes Program; a single-family home there is exempt from the state structural building permit31.
  1. For a covered state project, submit the building-permit application and plans, pay the building-permit and plan-review fees, and arrange required building inspections251716.
  1. Evaluate the septic area early because only 8.4% of county soils lack severe limitations for a conventional drain field13.
  1. Obtain the Hill County septic permit before installing or changing the system; Environmental Health handles that septic permit countywide58.

What should you check before buying land in Hill County?

Ask Hill County Planning about zoning, subdivision status and floodplain review before closing18. Hill County averages about 12.8 inches of precipitation a year, and severe drought occurs in 14.8% of years, so a dependable water plan matters2627. New or expanded groundwater use generally requires a Montana water-use permit, though a small groundwater development may qualify for an exception; beginning January 1, 2026, the state requires a Notice of Intent before using water under a permit exception12. Only 8.4% of county soils lack severe limitations for a conventional septic drain field, so make septic feasibility part of the purchase contingency13. Hill County administers floodplain regulations, but we could not confirm local thresholds or the approval process; ask Planning whether the parcel needs floodplain review2410. A new or modified approach onto a state highway requires an approach permit or right-of-way agreement from the appropriate Montana Department of Transportation district office28.

Watch-outs

  • A state residential building-permit exemption does not cancel Hill County's $75 zoning permit inside the City-County Planning area120.
  • We could not confirm a Hill County rule for long-term RV or tiny-home occupancy on private land; ask the Planning Office about the parcel and proposed use10.
  • Most Hill County soils carry severe limitations for a conventional septic drain field, so establish septic feasibility before choosing the house site13.
  • Montana's owner-builder exemption concerns construction-contractor licensing and does not cancel building, trade, zoning, septic or inspection requirements11.

Sources

  1. bsd.dli.mt.gov, quoted and re-checked
  2. Planning, quoted and re-checked
  3. Havre: Havre City Code § 11-1-18, Enforcement (Hill County), quoted and re-checked
  4. Havre: Havre City Code § 11-1-1, Districts (Hill County), quoted and re-checked
  5. Environmental Health - Hill County Health Department, quoted and re-checked
  6. Environmental Health - Hill County Health Department, quoted and re-checked
  7. Planning - Hill County, MT, quoted and re-checked
  8. Environmental Health - Hill County Health Department, quoted and re-checked
  9. Planning (2026 county census)
  10. Hill County Planning Office (hillcounty.us)
  11. Montana Code Annotated, Title 37, Chapter 45, Construction Contractors (Montana statewide rule), quoted and re-checked
  12. Apply for Water Rights, quoted and re-checked
  13. 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
  14. Building Permits, quoted and re-checked
  15. Certified City, County and Town Programs, quoted and re-checked
  16. Building Permits, quoted and re-checked
  17. bsd.dli.mt.gov, quoted and re-checked
  18. Planning - Hill County, MT, quoted and re-checked
  19. Planning, quoted and re-checked
  20. Planning, quoted and re-checked
  21. Planning, quoted and re-checked
  22. Hill County Health Department, Environmental Health (hillcountyhealth.com)
  23. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  24. Planning, quoted and re-checked
  25. Building Permits (Montana statewide rule), quoted and re-checked
  26. Annual precipitation: Bolthole Index county data
  27. Share of years in severe drought: Bolthole Index county data
  28. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked

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.

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Compared with neighboring counties

Unlike 4 of its 6 neighbors, Hill County requires a building permit only in limited cases.

RuleHill CountyLiberty CountyChouteau CountyBlaine CountyToole CountyFergus CountyPhillips County
Building permitLimitedLimitedLimitedNot requiredNot requiredNot requiredNot required
County zoningYesNoYesNot publishedYesNoNot published
Septic permitsCounty Health Dept.County Health Dept.County SanitarianCounty Env. HealthCounty Env. HealthCounty Health Dept.County Health Dept.

County locator

Hill County in Montana

55
County map
Hill County highlighted among the Montana counties · colored by Index score

How Hill County scores

Seclusion90100% ev.
Self-Sufficiency21100% ev.
Admin Boringness5590% ev.
Durability49100% ev.
Property Autonomy83100% ev.
Carry Cost8496% 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 →

$239kTypical home
1.1%Property tax
$1,066Land / acre
12.8"Annual rain
14.8% of yrsSevere drought
6.2 / yr (+5.3)Mid-century 100°F days
24 daysMid-century dry spell
0.97" (+5.5%)Mid-century 1-day rain
1.24×Wildfire change factor
100%Forward climate coverage
$1,732Home insurance / yr
3% / yrInsurance growth
0.82%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
35,549People within 2 hr
995Radius comparison (15 mi)
5.6People / sq mi
2.4%Federal land
89.7%Land at 15% slope or less
8.4%Soils rated "not limited" for septic (strict USDA rating)
153,253 acWorkable land screen
3.6%Wooded land
33 tonsBiomass / forest ac
41.9°FAvg temp

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Cities and towns in Hill 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.

Not yet researched: Town of Hingham

Answers from the rulebook for Hill County

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

Hill County rules

  • County-wide zoningPresent (with conditions)

    County zoning regulation administered by the Hill County Planning Office, specifically outside city limits and within the City-County Planning area.

    • The source states that anyone outside the city limits and in the City-County Planning area needs a zoning permit for any kind of work.
    • The zoning permit fee stated on the page is $75.00.
    • The page does not establish that this county zoning-permit requirement applies inside incorporated city limits.

    zoning permit fee: 75 USD

    “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County. Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work.”
  • Local zoningPresent (with conditions)

    Work outside city limits and within the City-County Planning area of Hill County, Montana.

    • A zoning permit is required for any kind of work in the specified area.
    • The zoning permit fee is $75.00.
    • The cited page does not state the boundaries of the City-County Planning area or provide the detailed current zoning-regulation text for minimum dwelling size, setbacks, or minimum lot size.

    zoning permit fee: 75 USD

    “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County. Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work. Zoning Permit - $75.00”
    2 more reviewed findings on this topic
    • Present (with conditions) — Work of any kind outside city limits and within the City - County Planning area in Hill County.
      “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County. Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work.”
    • Present (with conditions) — Work of any kind outside city limits and within the Hill County City-County Planning area.
      “Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work.”
  • Who permits septicCounty

    Individual sewage permitting and environmental-health administration in Hill County.

    • The county health department page identifies Individual Sewage Permits as a service and links Hill County sewage-treatment rules.
    “Services Offered Individual Sewage Permits”
    One more reviewed finding on this topic
    • County — Individual sewage permitting administered by Hill County Environmental Health.
      “Services Offered Asbestos Inspection Rules Individual Sewage Permits Hazardous Waste Disposal Public Health Inspections for: Restaurants, Trailer Courts, Hotels, Schools, Daycares, Nuisance Complaints”
  • Septic permitRequired

    Installing a new septic system or modifying or updating an existing septic system in Hill County.

    • The official county health page states the permit requirement for new systems and for modifying or updating a current system.
    • The page also identifies Individual Sewage Permits as a service.
    “Installing a new septic system or modifying/updating a current system? You need a permit for that!”
    4 more reviewed findings on this topic
    • Required — Installing a new septic system or modifying or updating a current septic system in Hill County, Montana.
      “Installing a new septic system or modifying/updating a current system? You need a permit for that! Click below!”
    • Required — New septic systems and modifications or updates to existing systems in Hill County.
      “Installing a new septic system or modifying/updating a current system? You need a permit for that! Click below!”
    • Required — Installing a new septic system or modifying or updating a current septic system in Hill County, Montana.
      “Installing a new septic system or modifying/updating a current system? You need a permit for that! Click below!”
    • Required — New septic systems and modifications or updates to existing septic systems in Hill County.
      “Installing a new septic system or modifying/updating a current system? You need a permit for that!”
  • Subdividing landRegulated (with conditions)

    Subdivision activity in Hill County.

    • The county planning office administers county subdivision regulations and the Montana Subdivision and Platting Act.
    • Montana law requires county, city, and town governing bodies to adopt and enforce subdivision regulations.
    “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and land division subject to Hill County Subdivision Regulations and the Montana Subdivision and Platting Act.
      “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County.”
    • Regulated (with conditions) — Subdivision regulation administered and enforced by the Hill County Planning Office.
      “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County.”
  • Building in a floodplainLimited

    Development subject to Hill County Floodplain Regulations.

    • The county page establishes administration and enforcement of floodplain regulations but does not provide permit thresholds, flood zones, or numeric standards.
    “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County.”
  • Permit feesPublished (with conditions)

    The Hill County zoning permit identified on the county Planning page.

    • The page states the zoning permit fee is $75.00.
    • The page does not establish whether other permits have different fees.

    zoning permit fee: 75 USD

    “Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work. Zoning Permit - $75.00”
    One more reviewed finding on this topic
    • Published — Hill County zoning permits in the City-County Planning area.
      “Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work. Zoning Permit - $75.00”
  • Permit processPartial

    County planning and zoning-permit process information published by Hill County.

    • The county identifies the Planning Office as responsible for administration and enforcement of subdivision, zoning, floodplain, and related land-use rules.
    • The page states that anyone outside city limits and within the City-County Planning area needs a zoning permit for any kind of work.
    • The page publishes a $75 zoning-permit fee but does not provide a complete application, review, or appeal procedure.

    zoning permit fee: 75 USD

    “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County. Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work.”
    2 more reviewed findings on this topic
    • Partial — County planning and zoning-permit process described on the Hill County Planning page.
      “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County. Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work.”
    • Partial — County zoning-permit process in the City-County Planning area outside city limits.
      “The Hill County Planning Office is responsible for the administration and enforcement of the County's Subdivision Regulations, Zoning Regulations, Growth Policy, the State of Montana Subdivision and Platting Act, Floodplain Regulations, and overall land use management for the County. Anyone outside the city limits and in the City - County Planning area needs a zoning permit, if they are doing any kind of work. Zoning Permit - $75.00”

Montana rules that apply here

  • Building permitLimited

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

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

    An owner working on the owner's property, or an owner contracting for work performed by a registered construction contractor, under Montana's construction-contractor licensing chapter.

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

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

    “(13) to an owner working on the owner's property, whether occupied by the owner or not, but this exemption does not apply to an owner”
  • Building code adoptedAdopted

    Montana's statewide building-code framework applicable in Hill County areas outside certified local-government building-code jurisdictions.

    • Montana cities, counties, and towns may enforce local building, electrical, plumbing, and mechanical codes only through certified local programs.
    • The official certified-program page states that all other areas are under the jurisdiction of the State Building Codes Bureau.
    • The certified-program list identifies Havre as a certified building-code jurisdiction for city limits; it does not list Hill County as a certified county jurisdiction.
    • The current-code page states that the 2024 International Building Code and International Residential Code became effective September 26, 2026.

    International Building Code edition: 2024 · International Residential Code edition: 2024 · code effective date: 2026-09-26

    “All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301 [...] International Building Code, 2024 Edition - Effective: September 26, 2026 International Residential Code, 2024 Edition - Effective: September 26, 2026”
    3 more reviewed findings on this topic
    • Adopted — State building codes applicable in areas under the State Building Codes Bureau, including non-certified areas of Hill County.
      “All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301 International Building Code, 2024 Edition - Effective: September 26, 2026 International Residential Code, 2024 Edition - Effective: September 26, 2026”
    • Adopted (with conditions) — Montana's uniform state building code for residential and commercial buildings statewide.
      “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    • Partial — Montana's statewide building-code framework for residential and commercial construction.
      “In Montana, cities, counties and towns have the option to enforce local building, electrical, plumbing, and mechanical codes, all or in part (except for state-owned agencies, which must be permitted through this Department). These local building code enforcement programs must be certified by the BC Program. The remaining cities, counties and towns that have chosen not to enforce building codes, fall under the jurisdiction of the BC Program. [...] the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
  • InspectionsLimited

    Construction, alterations, additions, and repairs in Hill County that fall within Montana's state building-code jurisdiction; certified local jurisdictions may administer inspections within their certified jurisdictional areas.

    • Inspections are performed through the Montana Building Codes Program for work requiring a state building permit.
    • Montana cities, counties, and towns may enforce local building codes only through certified local building-code enforcement programs.
    • The state building-permit exemptions include farm and ranch buildings; mining buildings on mining property; petroleum refineries and pulp and paper mills except office and shop buildings; residential buildings containing fewer than five dwelling units except when serving transient guests; and private garages and private storage buildings used for the owner's own use and not part of a commercial enterprise or business.
    • All residential construction, except farm and ranch buildings and garage and storage structures used by the owner, remains subject to the state's energy-conservation provisions; if those energy codes are not enforced for residential buildings containing fewer than five dwelling units, the builder must certify compliance to the owner.
    • The official certified-jurisdiction list states that all other areas are under the jurisdiction of the State Building Codes Bureau. The list identifies Havre as a certified building jurisdiction within city limits; the Hill County page itself does not state a separate county building-inspection program.

    residential dwelling-unit threshold: < 5 dwelling units (Residential buildings containing fewer than five dwelling units are exempt from state building permits except when serving transient guests.) · current state building-code effective date: 2022-06-11 (The current-codes page states that the 2021 International Building Code and International Residential Code are effective June 11, 2022.)

    “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections. The program includes inspection and permitting for Building Codes (building, plumbing, electrical, and mechanical), Elevator, and Boiler programs..”
    4 more reviewed findings on this topic
    • Required — Projects requiring a state building permit in unincorporated Hill County or other areas under the Montana Building Codes Program.
      “It is the responsibility of the permit hold to notify the inspector when work is ready for inspection and to provide access for required inspections.”
    • Required — Projects requiring state building permits in Hill 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.”
    • Required — Inspections for projects requiring permits under Montana's state building-code jurisdiction.
      “The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
    • 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.”
  • 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 or expanded groundwater uses in Hill County, subject to Montana statewide water-right exceptions.
      “Small groundwater developments [...] may qualify for an exception to the water permit process.”
    • 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 exemptionAvailable (with conditions)

    State building-permit exemption for farm and ranch buildings, including in unincorporated Hill County where state jurisdiction applies.

    • The exemption is from state building permits; local zoning, subdivision, floodplain, septic, and other rules may still apply.
    • The state page also lists other exemptions and states that the exemption applies in the State's jurisdiction.
    “In the State's jurisdiction, state law exempts the following from the need to obtain state building permits: 1. farm and ranch buildings”
  • Driveway accessLimited

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

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

    Short-term rentals operated in Montana.

    • A Property Manager license is required unless the operator qualifies for an exemption under MCA § 37-56-104 or MCA § 50-51.
    • Local land-use, lodging, tax, and public-accommodation requirements may also apply.

    application fee: 50 USD

    “Short Term Rentals: A Property Manager license is required for short term rentals unless an operator qualifies for an exemption”
  • 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.

  • Zoning districts — Published zoning-district map or district schedule for unincorporated Hill County.
  • Minimum dwelling size — Minimum dwelling-size requirements in Hill County zoning districts.
  • Minimum lot size — Minimum lot-size requirements in Hill County zoning districts.
  • Setbacks — Building setbacks in Hill County zoning districts.
  • Lot coverage — Lot-coverage requirements in unincorporated Hill County.
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 Hill County, Montana

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

Hill County scores 55/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 995 people within 15 miles and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 12.8″ of rain a year.

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

Hill County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Hill County Health Department - Environmental Health. 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 Hill County?

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

Land in Hill County runs about $1,066 per acre, based on the latest county data.

What is the water situation in Hill County?

Hill County gets about 12.8" of rain a year, with severe drought in roughly 14.8% of years.

How remote is Hill County?

A typical private-land location has about 995 people within 15 miles and 235,157 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Hill compares in Montana

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