Bolthole Index

Powder River County, Montana

Building permits, zoning and land rules in Powder River County, Montana

55Index Score / 100
#34 of 56 in Montana

An ordinary single-family home in unincorporated Powder River County, Montana is exempt from the state building permit unless a local government requires one1. Powder River County is not a certified local building-code jurisdiction, so nonexempt building permits and inspections come from the Montana State Building Codes Program23. Septic permits for every address in the county come from the County Sanitarian, not the state program4. Countywide zoning remains unconfirmed, while the Town of Broadus has its own zoning ordinance56.

At a glance

Single-family building permit
Exempt from the state permit in unincorporated areas unless a local government requires one1
Other building permits
Nonexempt work goes to the Montana State Building Codes Program2
County zoning
No county ordinance was located, but the countywide answer is not confirmed5
Broadus zoning
The incorporated town has a zoning ordinance6
Septic permit
Required through the Powder River County Sanitarian47
RV and tiny-home living
Private-land occupancy rules could not be confirmed; ask the Planning Board and Sanitarian5
Well permit
State water permit above 35 gpm or 10 acre-feet per year; smaller qualifying wells require a Notice of Intent8
Floodplain development
A local permit is required in a designated Special Flood Hazard Area9
Owner-builder plumbing
No plumbing permit when the owner installs plumbing personally in an owner-occupied residence that is not built for resale or rental10

Who to call

Planning & zoning

Powder River County Planning Board

Preliminary subdivision plat and certificate-of-survey applications

(406) 436-2361

cgatlin@prco.mt.gov

119 North Park Avenue, Broadus, MT 59317

Septic permits

Powder River County Sanitarian

Applications for wastewater treatment systems in Powder River County

(406) 850-4544

jtjuarez@gmail.com

119 North Park Avenue, Broadus, MT 59317

Roads & driveways

Powder River County Road Department

Road-encroachment, utility-occupancy, road-crossing and cattle-guard applications

(406) 436-2248

prcroad@prcomt.gov

PO Box 200, Broadus, MT 59317

Floodplain permits

Powder River County Floodplain Administrator

Local floodplain administration for Powder River County

(406) 935-2242

townofbroadus@rangeweb.net

PO Box 659, Broadus, MT 59317

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 Powder River County means bringing your own water and power. The kit we’d start with:

These are affiliate links — we may earn a commission, at no cost to you. As an Amazon Associate, Bolthole Index earns from qualifying purchases.

Do you need a building permit in Powder River County, Montana?

An ordinary single-family residence in unincorporated Powder River County is exempt from Montana's state building permit unless a local government has adopted its own permit requirement11. Powder River County is not listed as a certified local building-code jurisdiction, so covered projects outside another certified local program go to the Montana State Building Codes Program2. Farm and ranch buildings and qualifying private garages or storage buildings are also among the state exemptions12.

Montana has adopted a uniform state building code for residential and commercial buildings, even though some projects are permit-exempt13. A nonexempt building, alteration, addition, repair, move or change of occupancy in state jurisdiction requires a state permit before construction starts12. State-permitted projects receive required inspections, and the permit holder must notify the inspector when work is ready3. Separate electrical, plumbing or mechanical permits may still apply even when a house itself is exempt from the building permit14.

Who issues building permits in Powder River County, and how do you reach them?

Powder River County is not a certified local building-code jurisdiction, so the Montana State Building Codes Program issues building permits and inspections for nonexempt work in areas under state jurisdiction23.

Septic permits, subdivision review and county-road approvals do not come from the state building program; they stay with county offices. For land divisions, contact the Powder River County Planning Board at (406) 436-2361 or cgatlin@prco.mt.gov; its page provides preliminary-subdivision-plat and certificate-of-survey applications15. For onsite wastewater, contact the Powder River County Sanitarian at (406) 850-4544 or jtjuarez@gmail.com16. For work that encroaches on a county road, contact the Road Department at (406) 436-2248 or prcroad@prcomt.gov17. The county road application says the Road Supervisor contacts the applicant within 7 days to arrange the required onsite inspection18. For development in a mapped flood hazard area, contact the Powder River County Floodplain Administrator at (406) 935-2242 or townofbroadus@rangeweb.net19.

Does Powder River County have zoning?

We could not confirm a zoning ordinance for unincorporated Powder River County. The county's Planning Board materials list subdivision and survey applications but do not expressly say whether county zoning exists, so do not treat the lack of a published ordinance as permission for any use5. Ask the Planning Board about the parcel's current zoning status, setbacks, lot coverage and building-height rules before designing a project15.

The incorporated Town of Broadus is different: Broadus states that its zoning is set out in the Town Zoning Ordinance, and its Planning and Zoning Commission reviews proposed zoning amendments, site plans and plat applications6. We could not confirm a minimum dwelling size or minimum lot size for the unincorporated area, so ask the Planning Board rather than assuming there is no threshold515. Land divisions can still trigger Montana subdivision and surveying law20. An agricultural division outside a platted subdivision can avoid subdivision review only with a covenant restricting the divided land to agricultural use; changing to another use ordinarily triggers subdivision review21.

How do septic permits work in Powder River County?

A Montana drainfield permit is required from the local health authority even when a property already has a state Certificate of Subdivision Approval7. In Powder River County, the County Sanitarian administers wastewater-treatment applications4. The published county application lists fees of $200 for a gravity system, $350 for pressure dose and an additional $200 for Level I review22. A permit lasts 12 months; a $50 fee continues it for another year, and the permit becomes void if the system is not installed within 24 months22.

Before backfilling, the applicant must give at least 24 hours' inspection notice or obtain preapproval for as-built documentation and photographs23. A site without DEQ approval needs professional site information that includes an 8-foot soil profile, a percolation test, groundwater information, water-quality results and a well log23. Only 12.9% of county soils are rated without severe limitations for a conventional drainfield, so make the septic evaluation a purchase contingency rather than assuming a standard system will work24.

Can you live in an RV or tiny home in Powder River County?

We could not confirm a Powder River County rule that allows or prohibits long-term RV living on private land, temporary camping on private land, tiny-home occupancy or manufactured-home occupancy. County planning materials do not answer those questions, and countywide zoning itself remains unconfirmed5. Ask the Planning Board about land use and siting, then ask the County Sanitarian how wastewater must be handled before moving an RV or small dwelling onto a parcel1516.

The Montana camping limit for Fish, Wildlife & Parks public-use sites does not answer what is allowed on private rural property25. A tiny home used as a residence may fit the state permit exemption for a small residential building, but that building-permit exemption does not itself approve occupancy, septic, setbacks or use of the parcel26. Inside Broadus, consult the town because its zoning ordinance applies independently of the unresolved countywide question6. On plumbing, Montana lets a homeowner skip the plumbing permit when installing the plumbing personally in a residence for personal use that is not built for resale or rental10.

Building a home in Powder River County: the steps, in order

  1. Ask the Powder River County Planning Board whether the parcel is in unincorporated county territory, whether any county zoning applies, and whether a land division or survey review is needed155.
  2. Confirm the building-permit path. A single-family residence in state jurisdiction is exempt unless a local government requires a permit, while nonexempt work in Powder River County goes through the Montana State Building Codes Program12.
  3. Apply to the County Sanitarian for the wastewater system, complete the required site work and arrange inspection before backfilling23.
  4. For a new well, obtain a state water permit when use exceeds 35 gallons per minute or 10 acre-feet per year; a qualifying smaller well requires a Notice of Intent before use8.
  5. Ask the local Floodplain Administrator whether the site is in a designated Special Flood Hazard Area and obtain a development permit when required9.
  6. Apply to the Road Department if the work encroaches on a county road, or to the Montana Department of Transportation for a new or modified state-highway approach1827.

What should you check before buying land in Powder River County?

Start with septic feasibility and water. Only 12.9% of Powder River County soils are rated without severe limits for conventional drainfields, annual precipitation is about 15.6 inches, and severe drought occurs in 15.8% of years242829. For groundwater use over 35 gallons per minute or 10 acre-feet per year, Montana requires a water permit; qualifying smaller developments follow the state's Notice of Intent process8.

Check legal access and flood exposure before closing. A county-road encroachment requires an application and onsite inspection, while a state-highway approach follows the state permit path1827. Development in a designated Special Flood Hazard Area requires a local floodplain permit9. Federal land accounts for 28.2% of the county, so verify that apparent map access is legal access and identify adjoining public ownership30. Finally, confirm whether the parcel is inside Broadus, where town zoning exists, or in the unincorporated county, where zoning remains unconfirmed65.

Watch-outs

  • Powder River County is not listed as a certified local building-code jurisdiction, so nonexempt work in the state jurisdiction uses the Montana State Building Codes Program; county zoning remains unconfirmed, so ask the Planning Board about the parcel2515.
  • Broadus has its own zoning ordinance, so a parcel inside town limits cannot be evaluated using the unresolved countywide zoning answer6.
  • A county road-encroachment permit does not apply to every private driveway; it applies when the work constitutes an encroachment on a county road18.
  • The wastewater application contains a stray reference to Madison County floodplain even though the form is published by Powder River County; confirm that field with the County Sanitarian before submitting23.

Sources

  1. bsd.dli.mt.gov, quoted and re-checked
  2. bsd.dli.mt.gov, quoted and re-checked
  3. Inspection Areas & Contact Information, quoted and re-checked
  4. County Sanitarian, quoted and re-checked
  5. Powder River County Planning Board (2026 county census)
  6. Planning & Zoning, quoted and re-checked
  7. Engineering Infrastructure & Subdivisions (Montana statewide rule), quoted and re-checked
  8. Apply for Water Rights, quoted and re-checked
  9. Stream Permitting, quoted and re-checked
  10. Plumbing Permits, quoted and re-checked
  11. bsd.dli.mt.gov, quoted and re-checked
  12. Building Permits, quoted and re-checked
  13. Montana Building Codes Program, quoted and re-checked
  14. Building Permits (Montana statewide rule), quoted and re-checked
  15. Powder River County Planning Board (prco.mt.gov)
  16. Powder River County Sanitarian (prco.mt.gov)
  17. Powder River County Road Department (prco.mt.gov)
  18. Application for Road Encroachment Permit, quoted and re-checked
  19. Powder River County Floodplain Administrator (dnrc.mt.gov)
  20. 76-3-104. What constitutes subdivision, MCA, quoted and re-checked
  21. 76-3-207. Divisions or aggregations of land exempted from review but subject to survey requirements and zoning regulations, MCA, quoted and re-checked
  22. County's Application for Wastewater Treatment System, quoted and re-checked
  23. County's Application for Wastewater Treatment System, quoted and re-checked
  24. 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
  25. Public Use Rules and Regulations (Montana statewide rule), quoted and re-checked
  26. Building Permits (Montana statewide rule), quoted and re-checked
  27. Approach Manual for Landowners and Developers (Montana statewide rule), quoted and re-checked
  28. Annual precipitation: Bolthole Index county data
  29. Share of years in severe drought: Bolthole Index county data
  30. Federal land share: Bolthole Index county data

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

Found land here? Start a Property Hunt →

Compared with neighboring counties

Like 5 of its 6 neighbors, Powder River County requires no county building permit for a home.

RulePowder River CountyCuster CountyCarter CountyRosebud CountyFallon CountyBig Horn CountyTreasure County
Building permitNot requiredLimitedNot requiredNot requiredNot requiredNot requiredNot required
County zoningNoYesNoNoNoNot publishedNo
Septic permitsCounty SanitarianCounty Env. HealthCounty SanitarianCounty SanitarianCounty SanitationCounty Public Health Dept.County Sanitarian

County locator

Powder River County in Montana

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

How Powder River County scores

Seclusion90100% ev.
Self-Sufficiency23100% ev.
Admin Boringness8090% ev.
Durability34100% ev.
Property Autonomy83100% ev.
Carry Cost8294% 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 →

$301kTypical home
0.8%Property tax
$957Land / acre
15.6"Annual rain
15.8% of yrsSevere drought
12.7 / yr (+9.8)Mid-century 100°F days
20.6 daysMid-century dry spell
1.02" (+4.6%)Mid-century 1-day rain
1.28×Wildfire change factor
100%Forward climate coverage
state median fallbackInsurance basis
259Radius comparison (15 mi)
0.5People / sq mi
28.2%Federal land
45.6%Land at 15% slope or less
12.9%Soils rated "not limited" for septic (strict USDA rating)
266,455 acWorkable land screen
10.3%Wooded land
8.2 tonsBiomass / forest ac
45.7°FAvg temp

Scout Powder River County

Camp here before you commitBook a few nights nearby on Hipcamp →Already own land here?Earn money hosting campers — get $100 when you become a Hipcamp host →

Some links are affiliate or referral links — we may earn a commission, at no cost to you.

Property hunt

Find land. Bring the promising ones back.

Search live inventory elsewhere, then cost and vet each candidate here. No copied listings, account, or paid data feed.

View your full hunt →
ZillowLand & lotsRealtor.comLand listingsLandSearchRural & vacant land

Each button opens a current land search for Powder River County. Listing sites control their own results and filters.

Analyze a property
Add setup-cost allowances

Use rough quotes or placeholders. Blank fields count as $0.

Working estimate

—land + entered setup costs
Asking $ / acre
—
Setup allowance
—
All-in $ / acre
—

A planning estimate, not a valuation or contractor quote. The USDA benchmark includes farm land and buildings; it is context, not a parcel comp.

Before an offer

Parcel due diligence

0/8 checked

Saved properties and checklist progress stay on this device. Bolthole Index does not receive them.

Cities and towns in Powder River County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Town of Broadus

Answers from the rulebook for Powder River County

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

Powder River County rules

  • Who permits septicCounty

    Administration of on-site wastewater treatment applications in Powder River County.

    “County Sanitarian Applications Application for Wastewater Treatment System Contact Information Josh Juarez, Accurate Regulation Management”
  • Septic permitLimited

    County wastewater-treatment-system permit applications for new systems and upgrade or replacement systems in Powder River County; the official form establishes a county permit process but does not state that every wastewater treatment system countywide requires a permit.

    • Incomplete applications will not be processed.
    • Permits are valid for 12 months from the date of issuance.
    • After 12 months, a $50.00 fee continues the permit for another year.
    • The permit is void if the system is not installed within 24 months, and another permit must be purchased.
    • The form lists a $200.00 fee for a gravity system, a $350.00 fee for a pressure-dose system, and an additional $200.00 Level I fee.
    • The wastewater treatment system must be installed according to the County's Regulations for Wastewater Treatment Systems and the DEQ.
    • The applicant must give a minimum of 24-hour notice for inspection before backfilling or providing pre-approved as-built materials.
    • As-built documentation is required for records and the lending institution.

    permit validity: 12 months from date of issuance · permit continuation fee: 50 USD (after the initial 12-month validity period) · installation deadline: 24 months (otherwise the permit is void and another must be purchased) · gravity system permit fee: 200 USD · pressure-dose system permit fee: 350 USD · Level I additional fee: 200 USD · inspection notice: >= 24 hours minimum (before backfilling or pre-approved as-built and pictures)

    “COUNTY'S APPLICATION FOR WASTEWATER TREATMENT SYSTEM [...] All permits are valid for 12 months from date of issuance. [...] This is: New system / Upgrade or replacement”
    One more reviewed finding on this topic
    • Required — Wastewater treatment systems in Powder River County processed through the County Sanitarian.
      “All permits are valid for 12 months from date of issuance.”
  • Driveway accessLimited

    Work constituting a road encroachment on Powder River County roads; the source does not establish a permit requirement for every private driveway.

    • The application concerns road encroachments, not all driveway construction.
    • Upon receipt, the Road Supervisor will contact the applicant within 7 days to arrange an on-site inspection.
    • Inspection is required before the application is considered for approval.
    “Inspection will be required before application is considered for approval.”
  • Building in a floodplainRequired

    New development and other development activities within a designated Special Flood Hazard Area or Regulated Flood Hazard Area administered by Powder River County's local floodplain administrator.

    • The requirement applies when the project is within a designated Special Flood Hazard Area; the applicant must check with the local floodplain administrator to determine whether an SFHA has been designated for the stream of interest.
    • Covered development includes placement of fill, roads, bridges, culverts, transmission lines, irrigation facilities, storage of equipment or materials, excavation, new construction or development, placement or replacement of manufactured homes, and new construction, additions, or substantial improvements to residential and commercial buildings.
    • Application fees and timelines are established by the local government and vary widely throughout Montana.
    • The DNRC administrator list identifies Powder River County as having a county floodplain administrator and separately lists the Town of Broadus.
    • The DNRC model regulations state that permits are not required for uses specifically exempted in Section 5 and that prohibited uses are governed by Section 6; the model regulations are not treated here as a county-specific adoption.
    “Anyone planning new development within a designated Special Flood Hazard Areas (SFHA).”
  • Permit feesPublished (with conditions)

    Powder River County wastewater treatment system permits administered through the County Sanitarian.

    • Incomplete applications will not be processed.
    • All permits are valid for 12 months from date of issuance.
    • After 12 months, a $50.00 fee continues the permit for another year.
    • The permit is void if the system is not installed within 24 months, and another permit must be purchased.
    • The application states a permit fee of $200.00 for a gravity system, $350.00 for pressure dose, and an additional $200.00 Level I fee in accordance with the County's Regulations for Wastewater Treatment Systems.
    • The application instructs applicants to make the check out to the county where the onsite system is located.

    gravity system permit fee: 200 USD · pressure dose permit fee: 350 USD · Level I additional fee: 200 USD · permit continuation fee after 12 months: 50 USD (continues the permit for another year)

    “A permit fee of $200,00 for cravity System, $350.00 for Pressure Dose”
  • Permit processPublished (with conditions)

    Applications for wastewater treatment systems in Powder River County.

    • The application is returned to the County Sanitarian.
    • The wastewater treatment system must be installed according to the County's Regulations for Wastewater Treatment Systems and the DEQ.
    • The applicant must provide a minimum of 24-hour notice for inspection before the system is backfilled or pre-approved as-built and pictures.
    • As-built documentation is required either way for records and the lending institution.
    • If the property does not have DEQ approval, the application requires a site evaluator or engineer, qualifications, a soil profile to a minimum depth of 8 feet, estimated seasonal high groundwater depth and method of determination, one percolation test with its location on the site plan, nitrate/nitrite background test results from the closest well, specific conductance test results, an attached well log, and the direction and percent of land slope across the proposed absorption system on the site plan.
    • The site plan must include the parcel shape and size, house site and all buildings, slope, nearby water supplies including wells, open bodies of water, streams and floodplain within 100 feet of the property, high groundwater areas, and the wastewater treatment system area for 100% replacement absorption.

    minimum inspection notice: >= 24 hours (before backfilling or pre-approved as-built and pictures) · soil profile depth when DEQ approval is absent: >= 8 feet · floodplain and related features shown on site plan: 100 feet (within 100 feet of the property)

    “As-built required either way for records and lending institution.”
  • County-wide zoningAbsent

    The Planning Board offers only subdivision plat and certificate-of-survey forms; no county zoning regulations were found.

    Powder River County Planning Board ↗Scouted from the county site, not yet independently re-checked

Montana rules that apply here

  • Building permitLimited

    Non-exempt buildings, alterations, additions, repairs, moves, or changes of occupancy in unincorporated Powder River County where the State Building Codes Program has jurisdiction.

    • The permit must be issued before construction starts.
    • The state requirement excludes projects within the jurisdictional limits of a certified local-government program.
    • State exemptions listed by the source 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.
    • Required building permits must be issued before plumbing, mechanical, or electrical permits can be issued and before work under those permits starts.
    • Plan submission, plan review, payment of permit and plan-review fees, and satisfactory resolution of plan-review comments are required before issuance.

    residential dwelling units: < 5 dwelling units (Residential buildings containing fewer than five dwelling units are listed as exempt in the state's jurisdiction, except when serving transient guests.)

    “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.”
    5 more reviewed findings on this topic
    • Required — Non-exempt buildings, alterations, additions, and repairs in areas of Powder River County under the Montana State Building Codes Bureau rather than a certified local-government program.
      “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
    • Not required — Single-family residences in the state building-code jurisdiction of Powder River County, outside any local-government jurisdiction that requires a permit by ordinance or resolution.
      “A building permit is not required for a single family residence, unless you live inside a local government's jurisdiction, which requires the permit by ordinance or resolution.”
    • Not required — Single-family residences in unincorporated Powder River County within the state's jurisdiction.
      “A building permit is not required for a single family residence, unless you live inside a local government's jurisdiction, which requires the permit by ordinance or resolution.”
    • Limited — Building permits in areas of Powder River County outside a certified local government building-code program.
      “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
    • Limited — Construction, remodeling, moving, alterations, additions, repairs, or changes of occupancy for buildings subject to Montana state building-code jurisdiction.
      “In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
  • Owner-builder exemptionConditional

    Owner-performed plumbing installation for the owner's personal-use residence in Montana, including Powder River County where state jurisdiction applies.

    • The homeowner must perform the plumbing installation themselves.
    • The residence must be for the owner's personal use.
    • The residence must not be built on speculation of resale or intended as a rental property.
    • Certified local governments may enforce the plumbing code within their jurisdiction; other areas fall under state jurisdiction.
    • All plumbing must meet the Uniform Plumbing Code and inspections must occur before covering the work.
    “Homeowners do not need to obtain a plumbing permit provided he/she is doing the plumbing installation themselves and the residence is for the owner's personal use and not built on speculation of resale or intended as a rental property.”
    One more reviewed finding on this topic
    • Available — An owner working on the owner's property, or an owner contracting for work performed by a registered construction contractor, under Montana's construction-contractor licensing chapter.
      “(13) to an owner working on the owner's property, whether occupied by the owner or not, but this exemption does not apply to an owner”
  • Building code adoptedAdopted (with conditions)

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

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

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

    “In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
    2 more reviewed findings on this topic
    • Adopted (with conditions) — Residential and commercial buildings statewide, including applicable areas of Powder River County.
      “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.”
  • InspectionsRequired

    Projects in unincorporated Powder River County that require a state building permit and are under State Building Codes Bureau jurisdiction.

    • The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
    • Projects within a certified local-government program may instead be inspected by the certified city or county for the applicable permit type.
    • Buildings exempt from the state building-permit process are outside this claim unless another state or local requirement applies.

    Powder River County building inspector: Nicholas Crowe · Powder River County building inspector phone: 406-202-4347

    “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.”
    2 more reviewed findings on this topic
    • Limited — Building inspections in areas of Powder River County under the Montana State Building Codes Bureau rather than a certified local government program.
      “The Building & Commercial Measurements Bureau has highly qualified inspectors assigned geographically throughout the state that perform the inspections required by Montana law.”
    • 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, including wells, in Montana, including Powder River County.
      “Small groundwater developments that use 35 gpm or less and do not exceed 10 acre-feet per year are known as “exempt wells””
    • Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Montana.
      “Water Permits: A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
  • Agricultural exemptionConditional

    Divisions of land in Powder River County made outside platted subdivisions for agricultural use under Montana Code Annotated 76-3-207(1)(c)

    • The division must be made outside of a platted subdivision.
    • The division must be made by gift, sale, or agreement to buy and sell.
    • The landowner must enter into a covenant for purposes of the Subdivision and Platting Act with the governing body.
    • The covenant runs with the land and provides that the divided land will be used exclusively for agricultural purposes.
    • The exemption is subject to MCA 76-3-211.
    • The method of disposition may not be adopted for the purpose of evading the chapter.
    • The division is not a subdivision under the chapter but remains subject to survey requirements for non-subdivision divisions and applicable zoning regulations.
    • A change to any use other than agricultural subjects the division to subdivision review under parts 5 and 6, unless the governing body exercises discretion to revoke the covenant because original lot lines are restored through aggregation, a government or public entity seeks public use under the governing body's review criteria, or the land is annexed into a municipality.
    • For a revocation proposed for public use, the governing body must hold a public hearing, issue written findings and a decision within 15 days of the hearing, and record an approved revocation with the clerk and recorder.
    • Revocation does not affect sanitary restrictions under Title 76, chapter 4.
    “A change in use for anything other than agricultural purposes subjects a division of land that received an exemption under 76-3-207 (1)(c) to subdivision review under parts 5 and 6 of this chapter.”
  • Subdividing landRegulated (with conditions)

    Land divisions in Powder River County subject to Montana's Subdivision and Platting Act

    • A subdivision comprises parcels containing less than 160 acres that cannot be described as a one-quarter aliquot part of a United States government section when segregated from the original tract.
    • The subdivision plat must show all parcels, whether contiguous or not.
    • Certain divisions are not subdivisions under the chapter unless the method is used to evade the chapter, including outside-platted-subdivision common-boundary relocations, one immediate-family gift or sale per county, agricultural-covenant divisions, specified boundary relocations within or adjoining platted subdivisions, and aggregations eliminating original parcel boundaries.
    • Those exempt divisions remain subject to surveying requirements and applicable zoning regulations.
    • Within a filed platted subdivision, a division, redesign, or rearrangement increasing the number of lots or redesigning or rearranging six or more lots requires governing-body review and approval before an amended plat may be filed.
    • A division under 76-3-207 requires certification that real-property taxes and special assessments have been paid, subject to the statute's centrally assessed-property proration rules.
    • The governing body must examine the division, may charge a reasonable examination fee not exceeding $400, must approve or deny a complete application within 20 working days, and may impose only conditions necessary to ensure survey compliance.
    • The application must include the attorney-general form affidavit stating the applicant's intentions and that the exemption is not being used to evade the chapter.

    parcel threshold: < 160 acres (Parcels that can be described as a one-quarter aliquot part of a United States government section are outside this definition.) · examination fee maximum: <= 400 USD · complete-application examination deadline: 20 working days

    “Except as provided in subsection (2), unless the method of disposition is adopted for the purpose of evading this chapter, the following divisions or aggregations of tracts of record of any size, regardless of the resulting size of any lot created by the division or aggregation, are not subdivisions under this chapter but are subject to the surveying requirements of 76-3-401 for divisions or aggregations of land other than subdivisions and are subject to applicable zoning regulations adopted under Title 76, chapter 2:”
    One more reviewed finding on this topic
    • Limited — Statewide divisions of land creating parcels for sale or other transfer under the Montana Subdivision and Platting Act.
      “subdivision comprises only those parcels containing less than 160 acres that cannot be described as a one-quarter aliquot part of a United States government section”
  • 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.”

Inside cities and towns in Powder River County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Zoning within the Town of Broadus, Powder River County, Montana.

    • The Town of Broadus Planning & Zoning Commission reviews proposed amendments to zoning ordinances, site plans, and plat applications.
    • The Town of Broadus has a Zoning Board that the Town Council commissions when necessary.
    • The Town's page states that all zoning is outlined in the Town of Broadus Zoning Ordinance.
    • The town ordinances page lists the 2011-01 Zoning Ordinance and states that ordinances may be viewed at Town Hall or requested through public records.
    “The Town of Broadus has a Zoning Board that the Town Council comissions when necessary. As of Janaury 2026, the board has not been requried and does not contain any active members. All zoning is outlined in the Town of Broadus Zoning Ordinance found at: Ordinances | Town of Broadus”
    2 more reviewed findings on this topic
    • Present (with conditions) — Land use and development within the incorporated Town of Broadus, Powder River County, Montana.
      “The Town of Broadus has a Zoning Board that the Town Council comissions when necessary. As of Janaury 2026, the board has not been requried and does not contain any active members. All zoning is outlined in the Town of Broadus Zoning Ordinance found at:”
    • Present (with conditions) — Zoning within the Town of Broadus, Powder River County, Montana.
      “All zoning is outlined in the Town of Broadus Zoning Ordinance found at: Ordinances | Town of Broadus”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Zoning districts — Published zoning districts in Powder River County.
  • Minimum dwelling size — Minimum dwelling-size requirements in Powder River County.
  • Minimum lot size — Minimum lot-size requirements in Powder River County.
  • Setbacks — Setback requirements in Powder River County.
  • Lot coverage — Lot-coverage limits in unincorporated Powder River 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.

Water rights & wells in Powder River 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) ↗

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 Powder River County, Montana

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

Powder River County scores 55/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 259 people within 15 miles and a stronger property-autonomy legal backdrop. Watch-outs: thin water margin (15.6″/yr rainfall) and elevated current hazard exposure.

Do you need a building permit in Powder River County, Montana?

Powder River County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Powder River County Sanitarian. 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 Powder River County?

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

Land in Powder River County runs about $957 per acre, based on the latest county data.

What is the water situation in Powder River County?

Powder River County gets about 15.6" of rain a year, with severe drought in roughly 15.8% of years. On water rights, Powder River County lies in the Powder River Basin Controlled Groundwater Area — SE Montana coalbed-methane-area CGWA; new groundwater appropriations require a DNRC permit due to CBM-related aquifer effects..

How remote is Powder River County?

A typical private-land location has about 259 people within 15 miles and 214,948 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Powder River compares in Montana

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