Bolthole Index

Park County, Montana

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

70Index Score / 100
#15 of 56 in Montana

Unincorporated Park County, Montana does not require a state building permit for a private residential building with fewer than 5 units unless it serves transient guests1. Zoning is set by district, so the parcel's district decides whether a zoning permit applies2. Septic permits for every address come from Park County Environmental Health, and floodplain permits apply in mapped floodplains34.

At a glance

State building permit
Not required for private residential buildings with fewer than 5 units unless used for transient lodging1
Zoning permit
7 mapped districts have their own regulations5
Septic permits
Required from Park County Environmental Health before building, altering or repairing a system3
RV living
Countywide private-land rule not confirmed; ask Planning6
Tiny homes
Countywide occupancy rule not confirmed; ask Planning6
Owner-builder
State contractor-registration exemption available, with limits7
Conventional septic soils
Only 6.1% of soils rate without severe limitations8
Property tax
0.6% effective rate; $2,454 median annual bill910

Who to call

Planning & zoning

Park County Planning Department

Land-use planning, subdivisions, zoning, floodplains, rural improvement districts, and buildings for lease or rent

(406) 222-4102

414 East Callender St. Livingston, MT 59047

Septic permits

Park County Environmental Health

Onsite wastewater information, county septic regulations, fees, applications and online septic permit access

(406) 222-4100

414 E. Callender St. Livingston, MT 59047

Online permits →

Floodplain permits

Park County Planning Department — Floodplain Program

Floodplain questions and local floodplain permit materials

(406) 222-4100

414 E. Callender St. Livingston, MT 59047

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

Off-grid gear

Going off-grid in Park 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 Park County, Montana?

Usually not for a conventional small home in unincorporated Park County. Montana exempts private residential buildings with fewer than 5 units unless they serve transient guests, and Park County is not listed as a certified local building-code jurisdiction111. Farm and ranch buildings, qualifying private garages and qualifying private storage buildings also fall within state exemptions12.

Covered commercial, larger multifamily, transient-lodging, alteration, addition or repair work can still require a state permit1. Separate electrical, plumbing or mechanical permits may also be required13. Park County zoning, septic, subdivision and floodplain requirements remain separate from the building-permit question1415164.

Who issues building, zoning and septic permits in Park County?

Park County is not listed as a certified building-code jurisdiction, and the City of Livingston's certified program is limited to city limits, so the county itself does not run building-code review for rural parcels11. Park County Planning is the first call for zoning, subdivisions, floodplains, rural improvement districts and buildings for lease or rent14. Septic permits are a separate office: Park County Environmental Health issues them, and the county septic permit covers the sewage system only, not building or zoning compliance1718.

For work subject to the state building code, Montana's Building Codes Program handles building permits and inspections outside certified local jurisdictions19. Applicants submit plans and an application; the state calculates fees, reviews the plans and issues the permit after deficiencies are resolved and required fees are paid20. The state plan-review fee is 35 percent of the building permit fee, and both fees are due before issuance21. Inspection applies to projects requiring a state permit, not automatically to permit-exempt homes22.

Does Park County, Montana have zoning?

Park County zoning is district-specific, not a blanket rule covering every parcel. The county publishes regulations for 7 mapped districts, and their limits differ52. Ask Planning to identify the parcel's district before relying on a seller's description14.

The differences can be substantial. In the Rural Recreational Commercial district of the Cooke City/Silver Gate/Colter Pass area, the cited rule allows 1 single-family residence per 20 acres23. That district also allows an accessory dwelling unit no larger than 1,000 square feet, while temporary living quarters require an approved septic permit and are limited to the stated building season24. Certain residential districts there cap building coverage at 50 percent of lot area25. These are district examples, not countywide standards; countywide setbacks, height and minimum dwelling size remain unconfirmed, so take the parcel and proposed use to Planning214.

How do septic permits work in Park County?

Park County Environmental Health issues septic permits locally and publishes county septic regulations, fees, a permit application and online septic-permit access1518. Constructing, altering or repairing an individual sewage treatment system in Park County without a valid permit from the Health Officer is unlawful3. No permit issues until the site data is reviewed and all fees are paid3. A Certificate of Subdivision Approval does not replace the drainfield permit26. Any property with human occupancy must have toilet facilities approved by Environmental Health27. Montana DEQ separately handles sanitation review for covered subdivisions28.

A homeowner installing a system for his or her own residence on his or her own property does not need an installer's license, but must pass an examination first, and Environmental Health must inspect and approve the installation before backfilling29. Only 6.1% of Park County soils rate without severe limitations for a conventional septic drain field, so check septic feasibility before choosing a house site or purchase price8. Environmental Health's phone is (406) 222-410018.

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

We could not confirm a countywide rule for living in an RV, occupying a tiny home, temporarily camping on private land or placing a manufactured home in Park County. Because the county publishes separate rules for 7 mapped zoning districts, ask Planning to check the parcel and proposed use rather than assuming rural land is unrestricted514.

A proposal creating 2 or more spaces for RVs or mobile homes is a subdivision and requires Park County Commission review and approval16. In the Cooke City/Silver Gate/Colter Pass Rural Recreational Commercial district, temporary living quarters are allowed only with an approved septic permit from May 1 through October 15, but that narrow rule does not answer occupancy elsewhere24. Montana exempts an owner working on the owner's property from contractor registration, subject to its prompt-resale limitation; that exemption does not waive building or trade permits7.

How do you build a home in Park County, Montana? The steps, in order

  1. Ask Park County Planning to identify the zoning district, subdivision restrictions and possible floodplain issues affecting the parcel3014.
  2. Have Park County Environmental Health determine the septic path before fixing the house location; even a lot with subdivision sanitation approval still needs its drainfield permit, and no permit issues until the site data is reviewed and fees are paid26318.
  3. For a qualifying small well, submit the required groundwater notice before use and complete the required filings; larger withdrawals need a water-use permit31.
  4. Confirm whether the project fits Montana's exemption for a private residential building with fewer than 5 units that does not serve transient guests1.
  5. For covered work, submit plans and the state application, resolve review comments, pay the fees and arrange required inspections1322.
  6. If access meets a state highway, obtain the required approach permit or right-of-way agreement from MDT32.

What should you check before buying land in Park County?

Start with septic feasibility: only 6.1% of county soils rate without severe limitations for a conventional drain field8. Next, have Planning identify zoning and floodplain constraints because district rules vary and designated floodplain development requires a permit334. The published county floodplain permit fee is $450 for agricultural and fencing projects and $600 for all other projects34. Work in or near streams can require other permits before the county floodplain application35.

Access also matters: a new or modified approach to a state highway requires an MDT approach permit or right-of-way agreement, while a countywide local-road driveway rule could not be confirmed32. Park County is sparsely settled at about 6.4 people per square mile, and 54.4% of its land is wooded while 54% is federally owned363738. The effective property-tax rate is about 0.6%, with a median annual bill near $2,454910.

Watch-outs

  • A house can be exempt from the state building permit while still needing a zoning permit, a county septic permit or a floodplain permit393334.
  • Park County's RV, tiny-home, manufactured-home and private-land camping rules could not be confirmed countywide; ask Planning about the specific parcel and use214.
  • We could not confirm countywide setbacks, building height, minimum dwelling size or septic inspection stages; ask Planning and Environmental Health before drawing a site plan21418.

Sources

  1. Montana Building Permits, quoted and re-checked
  2. Park County Planning — Zoning, quoted and re-checked
  3. Park County Onsite Wastewater Treatment Regulations, quoted and re-checked
  4. Park County Floodplain, quoted and re-checked
  5. Park County Planning — Zoning, quoted and re-checked
  6. Park County Montana | Planning | Zoning (2026 county census)
  7. Montana Code Annotated, Title 37, Chapter 45, Construction Contractors (Montana statewide rule), quoted and re-checked
  8. 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
  9. Effective property tax rate: Bolthole Index county data
  10. Median property tax bill: Bolthole Index county data
  11. Montana Certified City, County and Town Programs, quoted and re-checked
  12. Building Permits (Montana statewide rule), quoted and re-checked
  13. Building Permits (Montana statewide rule), quoted and re-checked
  14. Park County Planning Department (parkcountymt.gov)
  15. Park County Environmental Health, quoted and re-checked
  16. Park County Montana | Planning | Subdivision, quoted and re-checked
  17. Park County Onsite Wastewater Treatment Regulations, quoted and re-checked
  18. Park County Environmental Health (parkcountymt.gov)
  19. Building Permits (Montana statewide rule), quoted and re-checked
  20. bsd.dli.mt.gov, quoted and re-checked
  21. bsd.dli.mt.gov, quoted and re-checked
  22. Montana Building Permits, quoted and re-checked
  23. Cooke City/Silver Gate/Colter Pass Zoning Regulations, quoted and re-checked
  24. Cooke City/Silver Gate/Colter Pass Zoning Regulations, quoted and re-checked
  25. Cooke City/Silver Gate/Colter Pass Zoning Regulations, quoted and re-checked
  26. Montana DEQ Engineering Infrastructure and Subdivisions, quoted and re-checked
  27. Park County Onsite Wastewater Treatment Regulations, quoted and re-checked
  28. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  29. Park County Onsite Wastewater Treatment Regulations, quoted and re-checked
  30. Park County Montana | Planning | Zoning, quoted and re-checked
  31. Exceptions To Permit Requirements, quoted and re-checked
  32. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  33. Park County Zoning, quoted and re-checked
  34. Park County Montana | Planning | Fee Schedule, quoted and re-checked
  35. Park County Planning Department — Floodplain Program (parkcountymt.gov)
  36. Population density: Bolthole Index county data
  37. Wooded share of land: Bolthole Index county data
  38. Federal land share: Bolthole Index county data
  39. Montana DLI Building Codes Bureau - Certified Government Programs (2026 county census)

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 3 of the 4 neighbors with published rules, Park County has countywide zoning.

RulePark CountySweet Grass CountyGallatin CountyWheatland CountyStillwater CountyBroadwater CountyMeagher County
Building permitNot requiredLimitedLimitedNot requiredLimitedNot requiredNot required
County zoningYesYesYesNot publishedYesNoNot published
Septic permitsCounty Env. Health Dept.County Env. HealthGallatin City-County Health Dept.County Env. HealthCounty Env. Health Dept.County Env. HealthCounty Sanitarian

County locator

Park County in Montana

70
County map
Park County highlighted among the Montana counties · colored by Index score

How Park County scores

Seclusion90100% ev.
Self-Sufficiency3897% ev.
Admin Boringness6890% ev.
Durability44100% ev.
Property Autonomy83100% ev.
Carry Cost71100% 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 →

$617kTypical home
0.6%Property tax
$2,000Land / acre
26.1"Annual rain
7.5% of yrsSevere drought
0.4 / yr (+0.4)Mid-century 100°F days
15.5 daysMid-century dry spell
1.28" (+6.6%)Mid-century 1-day rain
1.3×Wildfire change factor
100%Forward climate coverage
$2,108Home insurance / yr
3.7% / yrInsurance growth
1.12%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
127,609People within 2 hr
2,067Radius comparison (15 mi)
6.4People / sq mi
54%Federal land
48.6%Land at 15% slope or less
6.1%Soils rated "not limited" for septic (strict USDA rating)
67,675 acWorkable land screen
54.4%Wooded land
28.1 tonsBiomass / forest ac
39.3°FAvg temp

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Cities and towns in Park 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 Clyde Park

Answers from the rulebook for Park County

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

Park County rules

  • Owner-builder exemptionConditional

    A homeowner installing, altering, or repairing an individual sewage treatment system for the homeowner's own residence on the homeowner's own property in Park County.

    • The homeowner must pass an examination before permission to install one septic system at the residence is granted.
    • The installation must be inspected and approved by Environmental Health before backfilling.
    • The exception does not cover builders owning several parcels and building structures for sale, rent, or lease rather than their own residence.
    “not required to have an installer’s license.”
  • County-wide zoningPresent (with conditions)

    Park County zoning districts, not every parcel in the county.

    • The official county page identifies six citizen-initiated zoning districts and one county-initiated zoning district; district-specific regulations apply only within their mapped boundaries.
    “There are currently 6 citizen-initiated zoning districts and 1 county-initiated zoning district throughout Park County.”
  • Local zoningVaries (with conditions)

    The aggregate zoning situation in Park County, including citizen-initiated and county-initiated districts; this does not claim that the County administers every local ordinance.

    • The official page states that there are six citizen-initiated zoning districts and one county-initiated zoning district throughout Park County.
    • Requirements vary by district; district regulations and zoning-compliance permits may apply.
    “There are currently 6 citizen-initiated zoning districts and 1 county-initiated zoning district throughout Park County.”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered zoning districts in Park County.
      “There are currently 6 citizen-initiated zoning districts and 1 county-initiated zoning district throughout Park County.”
  • Zoning districtsPublished (with conditions)

    Park County zoning districts and district regulations.

    • The official page lists six citizen-initiated districts and one county-initiated district.
    • The page provides links to district regulations, zoning maps, applications, complaints, and a fee schedule.

    citizen-initiated zoning districts: 6 districts · county-initiated zoning districts: 1 district

    “There are currently 6 citizen-initiated zoning districts and 1 county-initiated zoning district throughout Park County.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Park County's published zoning-district information and regulations.
      “There are currently 6 citizen-initiated zoning districts and 1 county-initiated zoning district throughout Park County.”
    • Published (with conditions) — Park County zoning districts.
      “There are currently 6 citizen-initiated zoning districts and 1 county-initiated zoning district throughout Park County.”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential development in the Rural Recreational Commercial district of the Cooke City/Silver Gate/Colter Pass Zoning District.

    • The cited provision states one single-family residence per twenty acres.
    • Other zoning districts in the same ordinance have different density standards.

    minimum acreage per single-family residence: per 20 acres

    “i. One single family residence per twenty-acres;”
  • Lot coverageSpecified

    Buildings in the residential districts of the Cooke City/Silver Gate/Colter Pass Zoning District where the cited floor-area provision applies.

    • The cited provision allows no more than 50 percent of the total lot area to be covered by buildings.

    maximum lot coverage: <= 50 percent

    “C. Floor Area: No more than 50% of the total lot area shall be covered by buildings.”
  • Accessory dwellingsAllowed

    Accessory dwelling units in the Cooke City/Silver Gate/Colter Pass Zoning District, specifically the Rural Recreational Commercial district.

    • The accessory dwelling unit may not exceed 1,000 square feet.
    • The district also permits temporary living quarters only with an approved septic permit during the building season, May 1 through October 15.

    maximum accessory dwelling size: <= 1000 square feet

    “ii. Accessory dwelling unit not to exceed 1,000 square-feet;”
  • Who permits septicCounty (with conditions)

    Onsite wastewater treatment systems in Park County.

    • The county regulations adopt specified Montana administrative rules and DEQ Circular DEQ 4 by reference.
    • The county permit governs only installation and operation of sewage treatment systems, not building or zoning compliance.
    “Park County Environmental Health Department”
    One more reviewed finding on this topic
    • County — Onsite wastewater administration in Park County.
      “Park County Septic Regulations Wastewater Administration Fees DEQ Circular 4 - Subsurface Wastewater Treatment Systems Septic Permit Application”
  • Septic permitRequired

    Construction, alteration, or repair of an individual sewage treatment system within Park County.

    • A valid permit issued by the Health Officer or representative must be in the person's name and cover the proposed construction, alteration, repair, or operation.
    • Permit applications are made to Park County Environmental Health; permits issue upon applicant compliance with the regulations.
    • No permit issues until pertinent site data is received, reviewed, and in full compliance, and all appropriate fees are paid.
    “4.1 It shall be unlawful for any Person to construct, alter or repair and Individual Sewage Treatment System within Park County unless that Person holds a valid Permit issued by the Health Officer or his/her representative, in the name of such Person for which the specific construction, Alteration, repair or operation is proposed.”
    One more reviewed finding on this topic
    • Required — Drainfield installation in Park County, including lots with a Certificate of Subdivision Approval.
      “Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
  • Off-grid sanitationLimited

    Human-occupied property using onsite sanitation in Park County.

    • Any property with human occupancy must have toilet facilities approved by the Park County Environmental Health Department.
    • A sewage treatment system must include an approved primary-treatment device and a subsurface absorption field for secondary treatment.
    “1.4 Any property on which there is human occupancy shall be equipped with toilet facilities Approved by the Park County Environmental Health Department.”
  • Subdividing landRegulated (with conditions)

    Subdivision proposals in Park County.

    • Subdivision includes creation of one or more parcels less than 160 acres or creation of two or more spaces for RVs or mobile homes.
    • All subdivision proposals require Park County Commission review and approval before implementation.
    • A written pre-application meeting request is required, and all property owners or an authorized representative must attend the official meeting.

    parcel threshold: < 160 acres

    “A Subdivision is the creation of one or more parcels less than 160-acres in size, or the creation of two or more spaces for Recreational Camping Vehicles (RVs) or Mobile Homes. ALL Subdivision proposals require review and approval by the Park County Commission prior to implementation.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision of land in Park County.
      “ALL Subdivision proposals require review and approval by the Park County Commission prior to implementation.”
  • Driveway accessRequired

    Residences in the Rural Recreational Commercial district of the Cooke City/Silver Gate/Colter Pass Zoning District.

    • Access to a public or private street must be provided before issuance of a zoning compliance permit.
    • Access must be designed and constructed under Park County Transportation Standards.
    “E. Lot Access: Access to a public or private street for residences must be provided prior to the issuance of a zoning compliance permit and shall be designed and constructed in accordance with Park County Transportation Standards.”
  • Building in a floodplainLimited

    Work in or near streams, waterways, and floodplain areas in Park County.

    • The County describes its floodplain program as the FEMA NFIP implemented locally.
    • The Planning Department directs persons planning work in a floodplain or along a waterway to contact its staff.
    • Work in or near streams often requires additional permitting before applying for a floodplain permit.
    “doing work in or near streams often requires additional permitting which needs to be obtained before applying for a floodplain permit.”
    One more reviewed finding on this topic
    • Required — New construction and other regulated work in designated floodplain areas of Park County.
      “Floodplain Development Permit—Anyone planning new construction within a designated 100-year floodplain.”
  • Short-term rentalsLimited

    Vacation rental units in the Cooke City/Silver Gate/Colter Pass Zoning District.

    • Vacation rental units are conditional uses in the cited Rural Recreational Commercial district.
    • The ordinance defines vacation rental units as single-family or duplex units made available to the general public for less than 30 days and states they must be licensed through applicable agencies.

    short-term period: < 30 days

    “43. Vacation Rental Units – Single-family or duplex units that are made available for rent on a short-term basis to the general public. Such units are owned by a private individual and must be licensed through the applicable agencies.”
  • Permit feesPublished (with conditions)

    County-administered planning, subdivision, zoning, and floodplain permit and application fees in Park County, including fees that vary by zoning district and project type.

    • The published schedule includes district-specific zoning fees, so the applicable fee depends on the zoning district and application type.
    • Floodplain permit fees differ for agricultural and fencing projects, all other projects, and permit variances.
    • Subdivision fees may include per-lot or per-unit charges and separate review fees.
    • The source does not state an effective or adoption date.

    Cokedale zoning amendment fee: 200 USD · Cokedale zoning change fee: 200 USD · Cooke City/Silvergate variance fee: 200 USD · floodplain agricultural and fencing permit fee: 450 USD · floodplain all other projects permit fee: 600 USD · floodplain permit variance fee: 800 USD

    “Zoning Applications Fee Schedules by District [...] Cokedale [...] Amendments[...]$200 [...] Zoning Changes[...]$200 [...] Cooke City/Silvergate [...] Variance[...] $200 [...] Floodplain Permits [...] Agricultural and Fencing[...]$450 [...] All Other Projects....[...]$600 [...] Floodplain Permit Variance[...]$800”
  • Permit processPublished (with conditions)

    County planning, zoning, subdivision, and floodplain permit processes.

    • The county publishes zoning applications and district regulations.
    • Subdivision applicants must request a written pre-application meeting and attend it.
    • Floodplain regulations, applications, emergency-work forms, and permit-compliance forms are published.
    “Floodplain Regulations and Applications Floodplain Regulations Floodplain Application Instructions Floodplain Application Emergency Work Form Permit Compliance Form”
    One more reviewed finding on this topic
    • Partial — Park County zoning permit process materials.
      “Forms & Applications Generic Zoning Permit Application Cooke City Sign Permit Application Hwy 89 S/East River Rd/ Old Yellowstone Tr Permit Application Zoning Complaint Form Planning Fee Schedule”

Montana rules that apply here

  • Building permitLimited

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

    • A state building permit is required before construction for certain types of new buildings and for certain alterations, additions, and repairs.
    • The state permit requirement does not apply to projects within the jurisdictional limits of a certified local government program; local requirements may apply there.
    • In the state's jurisdiction, state law exempts farm and ranch buildings; mining buildings on mining property; petroleum refineries and pulp and paper mills except office and shop buildings; residential buildings containing less than five dwelling units except when serving transient guests; and private garages and private storage buildings used for the owner's own use and not as part of a commercial enterprise or business.
    • Building permits must be issued on required projects before plumbing, mechanical, or electrical permits can be issued and before work authorized under those permits can start.
    “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
    2 more reviewed findings on this topic
    • Limited — State building permits applicable in Montana, including unincorporated Park County where no certified local program applies.
      “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.”
    • Limited — State building permits for construction in Park County.
      “Additional work may also be exempt from a building permit and an inquiry to the bureau may be required to determine whether a building permit is required. It is also advisable to check with your local county and city government agencies to see if additional local requirements apply.”
  • 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.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — State building-code jurisdiction, including areas not administered by a certified local government program.
      “All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301”
    • 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
    • Required — Projects for which a state building permit is required.
      “It is the responsibility of the permit hold to notify the inspector when work is ready for inspection and to provide access for required inspections.”
  • Certificate of occupancyLimited

    Buildings constructed in accordance with the Montana state building code or a county, city, or town building code.

    • The certificate must certify that the building conforms to the applicable building regulations.
    • The statute addresses certificates for buildings constructed under the state or local building code; it does not establish a universal certificate requirement for every structure or every occupancy.
    “A certificate of occupancy for a building constructed in accordance with the provisions of the state building code or county, city, or town building code must certify that the building conforms to the requirements of the building regulations applicable to it.”
  • Living in an RVLimited

    RV, camper-trailer, and other trailer overnight use for general recreation on legally accessible Montana state trust land administered by DNRC.

    • A Conservation License is required for dispersed camping on state trust land.
    • RV or trailer camping must be within 50 feet of a customary access point; motorized vehicles must be parked within 50 feet of a customary access point, and the camper or trailer may not be set up farther away by driving beyond that point.
    • On leased or licensed land, the stay limit is 2 days.
    • On unleased or unlicensed land, the stay limit is 16 days within a 30-day period.
    • Within a designated campground, the stay limit is 16 days within a 30-day period.
    • The local DNRC field office should be contacted to confirm whether land is leased.
    • Pets must be leashed or otherwise controlled.
    • Overnight horses must be restrained, may not remain in a stream riparian zone for more than one hour, and must use certified weed-seed-free feed.
    • Campfires are generally permitted within designated campgrounds and on unleased or unlicensed land but are not allowed on leased land.
    • Cutting firewood requires a separate permit from the local DNRC field office, and fireworks are not allowed on state land.
    • State Parks, Fishing Access Sites, and Wildlife Management Areas are managed by Montana Fish, Wildlife and Parks rather than under this DNRC camping page.

    RV/trailer distance from customary access point: <= 50 ft (Motorized vehicles must be parked within 50 feet; the page states the camper or trailer may not be driven farther to set it up.) · maximum stay on leased or licensed land: 2 days · maximum stay on unleased or unlicensed land: 16 days within a 30-day period · maximum stay within designated campground: 16 days within a 30-day period

    “TRAILER/RV etc. Camp within 50 ft of a customary access point. Motorized vehicles must be parked within 50 ft of a customary access point. You may not drive further to set up a camper or trailer. On leased or licensed land: 2 days On unleased/unlicensed land: 16 days within a 30-day period Within designated campground: 16 days within a 30-day period”
  • Manufactured homesAllowed (with conditions)

    Manufactured housing used as residential housing within Montana municipalities that exercise zoning powers under MCA Title 76, chapter 2, part 3.

    • Municipal zoning regulations may not treat manufactured housing or factory-built housing units differently from other residential units.
    • Placement remains subject to applicable municipal zoning districts, permits or variances where required, building-code requirements, and other applicable health and safety rules.
    • The statute defines manufactured housing as a single-family dwelling built offsite in a factory and compliant with applicable prevailing HUD standards; a manufactured home does not include a mobile home or housetrailer as defined in 15-1-101, MCA.
    • The source addresses municipal zoning and does not establish unrestricted occupancy on unzoned or county land statewide.
    “Zoning regulations adopted under this part may not treat manufactured housing or factory-built housing units differently from any other residential units.”
  • Well permitLimited

    New groundwater developments in Montana using 35 gallons per minute or less and no more than 10 acre-feet per year.

    • All water uses starting after June 30, 1973, require a water right either through a water-use permit or an exception to the permitting process.
    • The development may qualify for the exception; qualification is not automatic.
    • Completed groundwater uses that meet the permit exception receive a Groundwater Certificate rather than a water permit.
    • A permitted water right is required for a combined appropriation from the same source by two or more wells or developed springs exceeding 10 acre-feet, regardless of flow rate.
    • All lots in a multi-phase subdivision must share a combined water-use limit of 10 acre-feet per year to qualify for a permit exception.
    • Beginning January 1, 2026, a water user intending to develop water use through a permit exception must file a Notice of Intent with DNRC before using water from an exempt well.
    • DNRC reviews a correct and complete Notice of Intent within 10 business days; if eligible, it authorizes the Notice of Intent and gives the user five years to complete the project, put the water to use, and file a Notice of Completion.
    • If the proposed use is not eligible, the Notice of Intent is denied and the user is directed to the water-right permit process.
    • The Notice of Intent filing fee is $400.
    • An authorized Notice of Intent expires after five years, with an opportunity for one five-year extension.

    maximum flow rate: <= 35 gpm · maximum annual volume: <= 10 acre-feet per year · Notice of Intent fee: 400 USD (Beginning January 1, 2026) · Notice of Intent review period: 10 business days (For a correct and complete Notice of Intent) · authorized Notice of Intent term: 5 years (One five-year extension opportunity is available)

    “Permit Exceptions, a.k.a. Exempt Wells: Small groundwater developments that use 35 gpm or less and do not exceed 10 acre-feet per year are known as “exempt wells” and may qualify for an exception to the water permit process.”
    3 more reviewed findings on this topic
    • Limited — Groundwater developments and wells in Montana, including Park County.
      “When the ground water development is a well, developed spring or ground water pit and the intended use will be over 35 gallons per minute and 10 acre-feet per year, a water use permit must be issued before water can be appropriated.”
    • Limited — Groundwater wells and similar groundwater developments in Park County under Montana law.
      “A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year (Section 85-2-306, MCA).”
    • Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Montana.
      “Water Permits: A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
  • 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.

  • Minimum dwelling size — Minimum dwelling size in Park County.
  • Setbacks — Setbacks in Park County.
  • Building height — Building height in Park County.
  • Camping on your land — Temporary camping on private land in Park County.
  • Tiny homes — Tiny-home occupancy in Park County.
3 more unanswered
  • Septic inspection
  • 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.

Water rights & wells in Park County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Montana’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt up to a limit

Montana's exempt-well exception (85-2-306 MCA) was tightened after Upper Missouri Waterkeeper v. DNRC (2024), and from Jan 1, 2026 appropriators must file a Notice of Intent with DNRC before putting exempt groundwater to use.

Limit: 35 gpm or less AND ≤10 acre-ft/yr; a combined appropriation exceeding 10 acre-ft needs a permit regardless of flow rate

Montana DNRC — Water Rights Permit Exceptions (Exempt Wells) ↗
  • Yellowstone Compact Controlled Groundwater Areapartial of county

    NPS-Montana Compact CGWA covering drainages north/west of Yellowstone to protect the park's geothermal/water resources; new groundwater appropriations of any size require a DNRC permit (the 35-gpm exempt-well basis is suspended).

    Montana DNRC — Basin Closures and Controlled Ground Water Areas ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Montana state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Park County, Montana

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

Park County scores 70/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 2,067 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: workable self-sufficiency basics (26.1″/yr rainfall).

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

Park County does not require a county building permit for a home in unincorporated areas, and it enforces county zoning. Onsite septic is permitted by Park County Environmental Health Department. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

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

Land in Park County runs about $2,000 per acre, based on the latest county data.

What is the water situation in Park County?

Park County gets about 26.1" of rain a year, with severe drought in roughly 7.5% of years. On water rights, Park County lies in the Yellowstone Compact Controlled Groundwater Area — NPS-Montana Compact CGWA covering drainages north/west of Yellowstone to protect the park's geothermal/water resources; new groundwater appropriations of any size require a DNRC permit (the 35-gpm exempt-well basis is suspended)..

How remote is Park County?

A typical private-land location has about 2,067 people within 15 miles and 447,689 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Park compares in Montana

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