Building permits, zoning and septic rules in Sheridan County, Montana
46Index Score / 100 #48 of 56 in Montana
Sheridan County, Montana has no certified local building-code program, so any building permit comes from the state, and an ordinary single-family home is exempt from the state building permit unless it will serve transient guests12. We could not confirm county zoning: the county Growth Policy is non-regulatory, and the City of Plentywood has its own zoning regulations34. Septic permits for homes go through the county sanitarian, not the state building office5.
At a glance
Building permit
No certified county program; state permits exempt most single-family homes, farm/ranch buildings, and private garages for owner use, but statewide codes still apply126
Zoning
The Growth Policy is non-regulatory, but a current countywide zoning determination could not be confirmed3
Septic permits
County sanitarian approval and a drainfield permit are required, even on a lot with a state subdivision approval; DEQ reviews divisions under 20 acres and RV or mobile-home parks5789
Wells
Groundwater at or below 35 gallons/minute and 10 acre-feet/year may skip the permit, but since January 1, 2026 a Notice of Intent must be filed with DNRC before use; larger uses and all surface-water uses need permits101112
RV / tiny home living
Single-parcel living is unconfirmed; developments with two or more RV spaces require subdivision review313
Subdivision / land division
Regulated under county subdivision rules; an agricultural-use exemption is available under conditions1415
Owner-builder plumbing
No state plumbing permit when the owner does the work on a personal residence that is neither speculative nor a rental16
Septic soil difficulty
Only 5% of county soils are free of severe limits for a conventional drain field17
State building permits for the limited categories of Montana construction that require one; Sheridan County is not a certified local jurisdiction, so this state office is the point of contact rather than a county building department
The county's Growth Policy (non-regulatory) and, with the Clerk & Recorder, subdivision and certificate-of-survey review; no dedicated planning-office phone was published, so the county's main courthouse line and address, shown at the foot of this page, is the number to call
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Do you need a building permit in Sheridan County, Montana?
Sheridan County is not a certified local building-code jurisdiction, so areas without another certified local program fall under the Montana State Building Codes Bureau1. Montana's state permit exemption covers farm and ranch buildings, private garages and storage buildings used by the owner rather than a business, and residential buildings containing fewer than five dwelling units unless they serve transient guests18. An ordinary single-family home for the owner's use therefore falls within the residential exemption, while a home intended for transient guests does not2. Projects that do require a state permit are subject to state inspections, and the permit holder must notify the inspector when work is ready19. Montana's uniform state building code is enforced statewide even in places without a certified local program, so a permit exemption is not an exemption from the code itself6. The state-adopted International Building Code and International Residential Code are the 2024 editions, effective September 26, 2026, so projects starting now should be designed to those editions18.
Who issues building permits, zoning and septic permits in Sheridan County?
For projects covered by Montana's state permit program, contact the Montana Building Codes Program, which issues permits and performs inspections2019. For Growth Policy, subdivision and land-use questions, call Sheridan County Planning through the courthouse contact published on its official page21. Septic permits stay with the county: Sheridan County Environmental Health/Sanitarian handles approval before a residential septic system is installed and answers system questions, including for homes near town225. Inside the City of Plentywood, zoning is set by the city under its own zoning regulations, but we could not open its ordinance, so ask the city about districts and standards4. Subdivision sanitation is reviewed by Montana DEQ for divisions under 20 acres and RV or mobile-home parks, and otherwise by DEQ or the authorized local Board of Health or Sanitarian823. County-road approaches and other right-of-way encroachments go through Sheridan County Road & Bridge2425.
Does Sheridan County, Montana have zoning?
Sheridan County's Growth Policy is explicitly non-regulatory, but that statement alone does not establish whether a separate county zoning ordinance currently exists3. We could not confirm countywide zoning districts or numeric rules for minimum home size, minimum lot size, setbacks, lot coverage or building height; ask Sheridan County Planning about the exact parcel before relying on the absence of a published standard21. Parcels inside Plentywood fall under the city zoning regulations instead of the county Growth Policy4. Montana law allows a county with an adopted growth policy to adopt zoning through a separate process, so a growth policy and zoning ordinance are not the same thing26. Subdivision rules are confirmed: Sheridan County regulates land divisions, and a conditional agricultural exemption applies only to qualifying parcels dedicated to agricultural use and restricted against residential, commercial or industrial buildings requiring water or sewer1415.
How do septic permits work in Sheridan County?
Sheridan County Environmental Health/Sanitarian must approve a residential septic system before installation, and a local drainfield permit is required even when the lot already has a Certificate of Subdivision Approval from the state2257. Montana DEQ sets the state water-quality standards, and a local board of health may add rules that are no less strict than the state's27. DEQ itself reviews sanitation for divisions of land under 20 acres and for RV or mobile-home parks of any size, and the county's subdivision regulations name DEQ or the local Board of Health or Sanitarian as the reviewing authority823. An onsite system discharging 5,000 gallons per day or more needs a Montana groundwater-pollution-control permit28. Only about 5% of Sheridan County soils lack severe limits for a conventional drain field, so obtain a site evaluation early and allow for an alternative design17. We could not confirm a general residential inspection schedule; ask the Sanitarian when applying22.
Can you live in an RV or tiny home on your land in Sheridan County?
We could not confirm a countywide rule that allows or prohibits living in a single RV, tiny home or manufactured home on an ordinary private parcel in Sheridan County3. The county's non-regulatory Growth Policy does not answer occupancy, minimum-size or setback questions for a particular parcel3. A development with two or more recreational-vehicle spaces must go through county subdivision review before spaces are rented or leased, as a major subdivision at six or more spaces and a minor one at five or fewer, with spaces at least 15 feet apart and 25 feet from a public road right-of-way29. Those RV-park standards do not resolve a single RV on private land13. Developments with two or more manufactured-home spaces likewise require county subdivision approval before rental or lease30. Before buying for any of these uses, ask Planning about land use and the Sanitarian about water and wastewater approval2122.
Building a home in Sheridan County: the steps, in order
Ask Sheridan County Planning whether parcel-specific zoning, subdivision or dimensional restrictions apply21.
Confirm the water plan: groundwater at or below 35 gallons per minute and 10 acre-feet per year may use the permit exception, but a Notice of Intent (Form 602I) must be filed with DNRC before the water is used, and the driller files a well log within 60 days1011. All surface-water uses and groundwater above either threshold need a water permit12.
Get local health approval and the drainfield permit before installing the septic system; subdivision review or the large-system state permit may also apply22319.
Ask the Montana Building Codes Program whether the proposed use falls outside the building-permit exemptions202. An owner doing the plumbing personally in a personal residence that is neither speculative nor a rental does not need a state plumbing permit16.
For development in a designated Special Flood Hazard Area, get an application from the local floodplain administrator before work; ask Planning to identify that official3221.
Obtain MDT approval for a state-highway approach. For work affecting a county road right-of-way, secure the county encroachment permit before starting and give Road & Bridge at least 24 hours' notice of commencement3334.
What to check before you buy land in Sheridan County
Water is the first thing to check here: annual precipitation is about 14.8 inches, and 19.2% of years bring severe drought3536. Only about 5% of Sheridan County soils lack severe limits for a conventional drain field, so price the site evaluation and possible alternative design before closing17. Check flood status too: development in a designated Special Flood Hazard Area needs a permit, and Sheridan County restricts subdivision of floodway land for building or residential use3738. A subdivision with any part within 2,000 feet horizontally and 20 feet vertically of a live stream draining 25 square miles or more needs a flood-hazard evaluation by a licensed engineer, unless DNRC waives it in writing39. A county-road encroachment permit carries a $35 administrative fee and requires at least $500,000 in single-occurrence liability insurance40. Typical property tax runs about 1.3% effectively, with a median bill near $1,436 a year, against a typical home value around $188,024414243.
Watch-outs
We could not confirm countywide zoning status, minimum lot size, setbacks, minimum dwelling size, building height, or private-land RV and tiny-home occupancy; ask Sheridan County Planning about the parcel before committing to a build213.
A state Certificate of Subdivision Approval does not replace the local septic drainfield permit31.
An RV development with two or more spaces requires subdivision review, but that rule does not answer whether one RV may be occupied long-term on an ordinary parcel13.
A disposal system that discharges sewage or other waste into state waters, including groundwater, needs the applicable Montana discharge permit44.
Temporary camping at Sheridan County Campground does not establish permission to camp or live in an RV on private land45.
Most single-family homes, farm buildings and owner-use garages are exempt from Montana's state building permit, but a building meant to house paying guests is not, and could also trigger the state's short-term-rental license requirement246.
Written October 13, 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.
Sheridan County highlighted among the Montana counties · colored by Index score
How Sheridan County scores
Seclusion91100% ev.
Self-Sufficiency1492% ev.
Admin Boringness8090% ev.
Durability41100% ev.
Property Autonomy83100% ev.
Carry Cost8596% ev.
Evidence strength: 96%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$188kTypical home
1.3%Property tax
$1,554Land / acre
14.8"Annual rain
19.2% of yrsSevere drought
6.5 / yr (+5.4)Mid-century 100°F days
23.9 daysMid-century dry spell
1.05" (+6.3%)Mid-century 1-day rain
1.35×Wildfire change factor
100%Forward climate coverage
$2,130Home insurance / yr
3.8% / yrInsurance growth
1.36%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
85People within 30 min
11,405People within 2 hr
861Radius comparison (15 mi)
2.1People / sq mi
9.9%Federal land
75.9%Land at 15% slope or less
5%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Sheridan 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 Medicine Lake · Town of Outlook · Town of Westby
Answers from the rulebook for Sheridan County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Sheridan County rules
Building code adoptedPartial
Building-code jurisdiction and statewide energy-code requirements in Sheridan County, including areas outside certified local-government building-code jurisdictions.
Sheridan County is not listed among Montana's certified local government building-code jurisdictions.
The Montana Department of Labor and Industry states that all areas outside the listed certified jurisdictions are under the jurisdiction of the State Building Codes Bureau.
Montana's statewide energy code applies to all new homes; outside code jurisdictions, its provisions became effective June 10, 2022.
A city, county, or town may adopt and enforce a local building code only through a certified code-enforcement program.
Local jurisdictions had up to 90 days from their notification date to adopt the 2021 energy code.
statewide energy code effective date: 2022-06-10 · adopted energy standard: 2021 International Energy Conservation Code with Montana amendments
“All other areas are under the jurisdiction of the State Building Codes Bureau”
Living in an RVLimited
Developments subject to Sheridan County subdivision review that provide two or more spaces for recreational camping vehicles, including recreational vehicle parks and land subdivisions created by rent or lease.
The development must provide two or more recreational camping vehicle spaces to be reviewed under the recreational vehicle park standards.
Subdivisions providing multiple recreational vehicle spaces must be submitted for review and approved by the governing body before portions may be rented or leased.
Proposed subdivisions with six or more spaces are reviewed under the major-subdivision procedure; proposed subdivisions with five or fewer spaces are reviewed under the minor-subdivision procedure.
The plan must comply with applicable zoning.
If the facility is also a trailer court, work camp, youth camp, or campground under section 50-52-102, MCA, a Montana Department of Public Health and Human Services license is required before final approval.
Recreational vehicles must be separated from each other and other structures by at least 15 feet, with attached awnings treated as part of the recreational vehicle for this requirement.
No recreational vehicle space may be located less than 25 feet from a public street or highway right-of-way.
A recreational vehicle park may not exceed 25 recreational vehicle spaces per acre of gross site area.
minimum number of recreational vehicle spaces triggering recreational vehicle park subdivision review: >= 2 spaces · minimum separation between recreational vehicles and other structures: >= 15 feet (Attached awnings are treated as part of the recreational vehicle.) · minimum setback from public street or highway right-of-way: >= 25 feet · maximum recreational vehicle park density: <= 25 spaces per acre of gross site area
“The density of a recreational vehicle park must not exceed 25 recreational vehicle spaces per acre of gross site area.”
One more reviewed finding on this topic
Limited — Developments in Sheridan County providing two or more recreational camping vehicle spaces, including recreational vehicle parks and rent-or-lease subdivisions; this claim does not determine occupancy of a single RV outside those contexts.
“Developments which are subject to subdivision review because they will provide two or more spaces for recreational camping vehicles will be reviewed under section VII-F Recreational Vehicle Park Standards, below.”
Camping on your landAllowed
Temporary camping at the Sheridan County Campground, 4262 F Highway 16 S., Plentywood, Montana.
Sites are available without reservations on a first-come, first-served basis.
Electric/water campsites are $30 per night; dry camping is $20 per night.
Water will be shut off on November 4; campers are instructed to plan accordingly.
Public restrooms and showers are seasonal.
electric/water campsite fee: 30 USD per night · dry campsite fee: 20 USD per night
Occupancy of mobile/manufactured homes in Sheridan County mobile/manufactured-home-park developments subject to county subdivision review.
The rule applies to developments providing two or more mobile/manufactured-home spaces.
The development must be submitted for review and approved by the governing body before any portion may be rented or leased.
Proposed subdivisions with six or more spaces follow the major-subdivision review procedure; those with five or fewer spaces follow the minor-subdivision review procedure.
Required improvements must be installed before any portion is rented or leased.
If the subdivision is also a trailer court, work camp, youth camp, or campground under MCA 50-52-102, final approval requires a Montana Department of Public Health and Human Services license under Title 50, Chapter 52, MCA.
Mobile/manufactured homes must be at least 25 feet from a property boundary abutting a public street or highway right-of-way and at least 15 feet from other park boundary lines.
The mobile/manufactured-home pad must be at least 10 feet from the serving street; the pad may occupy no more than one-third of the space, and the home plus roofed accessory structures may occupy no more than two-thirds.
A mobile/manufactured home and attached structures must be at least 20 feet from another mobile/manufactured home or attached structures; detached structures must be at least five feet from a mobile/manufactured home or attached structures.
At least two off-street parking spaces are required for each space, with one guest parking space for each 10 mobile/manufactured-home spaces; driveways must be at least 10 feet wide.
Each mobile/manufactured home must be skirted within 30 days after being moved to a park space using fire-resistant material similar to the home's exterior.
The regulations are dated September 2006; no effective date is stated.
minimum distance from public street or highway right-of-way boundary: >= 25 feet · minimum distance from other park boundary lines: >= 15 feet · minimum distance from serving street: >= 10 feet · maximum mobile/manufactured-home-pad area: <= 33.333333 percent of space area (The regulation states one-third (1/3).) · maximum area occupied by home and roofed accessory structures: <= 66.666667 percent of space area (The regulation states two-thirds (2/3).) · minimum separation from another mobile/manufactured home or attached structures: >= 20 feet · minimum separation for detached structures: >= 5 feet · minimum off-street parking: >= 2 spaces per mobile/manufactured-home space · guest parking: per 1 space per 10 mobile/manufactured-home spaces (Group parking may be provided.) · minimum driveway width: >= 10 feet · skirting deadline: 30 days after the home is moved to a park space (Skirting must be fire-resistant material similar to the home's exterior.)
“Developments which are subject to subdivision review because they will provide two or more spaces for mobile/manufactured homes will be reviewed under section VII-E Mobile/Manufactured Home Park Standards, below.”
Who permits septicCounty (with conditions)
Subdivision wastewater and septic review under Sheridan County's subdivision regulations.
Sheridan County's regulations identify the reviewing authority as either DEQ or the local Board of Health or Sanitarian under Title 76, Chapter 4, MCA.
The county regulation does not establish that every septic or subdivision review is administered solely by the county; authority depends on the applicable statutory and certification pathway.
For subdivision lots with a COSA, DEQ states that a separate drainfield permit is required from the local health department.
“REVIEWING AUTHORITY: The DEQ or local Board of Health or Sanitarian as authorized under Title 76, Chapter 4, MCA.”
2 more reviewed findings on this topic
Mixed (with conditions) — Onsite wastewater and subdivision sanitation review in Sheridan County.
“REVIEWING AUTHORITY: The DEQ or local Board of Health or Sanitarian as authorized under Title 76, Chapter 4, MCA.”
County (with conditions) — Residential septic systems and drainfields in Sheridan County, including unincorporated areas.
“All residential septic systems are approved by your local Health Department. Prior to installation. Contact the County Sanitarian for questions regarding your system.”
Septic permitRequired
Installation of a septic drainfield in Sheridan County.
A Certificate of Subdivision Approval does not replace the local drainfield permit.
The permit is required by the local health department.
“Yes, even thought you have a COSA, a drainfield permit is still required by the local health department.”
Agricultural exemptionAvailable (with conditions)
Agricultural-use-only land divisions in Sheridan County under the county's subdivision regulations and Montana Code Annotated 76-3-207(1)(c).
The parcel must be outside a platted subdivision.
The parcel must be used only for production of livestock or agricultural crops.
No residential, commercial, or industrial buildings requiring water or sewer may be built on the parcel.
A certificate of survey must include a covenant running with the land under 76-3-207(1)(c), with a signed and acknowledged recitation on the survey; a separate recordable covenant document is also required.
Agricultural purpose means raising crops, livestock, or timber and specifically excludes residential structures and facilities for commercially processing agricultural products.
Any non-agricultural change of use subjects the parcel to review as a minor subdivision.
Residential, commercial, or industrial structures, including commercial agricultural-processing facilities, may not be used, constructed, or erected unless the covenant is revoked.
The landowner must demonstrate agricultural use, demonstrate that no residential, commercial, or industrial buildings have been or will be built, and the parcel must meet the agricultural-designation criteria under section 15-7-202, MCA.
The exemption may not be used to evade the Montana Subdivision and Platting Act.
“This exemption is intended to allow a landowner to create a parcel”
Subdividing landRegulated (with conditions)
Land divisions in Sheridan County subject to the Montana Subdivision and Platting Act and Sheridan County subdivision regulations.
Divisions qualifying for statutory or regulatory exemptions may be exempt from local subdivision review or surveying requirements.
Exemptions may not be used for the purpose of evading the Montana Subdivision and Platting Act.
Divisions exempt from review may remain subject to surveying requirements and zoning regulations adopted under Title 76 chapters 2 or 3.
The county regulations require submission of a certificate of survey or, if a survey is not required, an instrument of conveyance, plus evidence of and an affidavit affirming entitlement to the claimed exemption.
“These regulations govern the subdivision of land”
Driveway accessLimited
A driveway or roadway approach connecting to or occupying a Sheridan County road right-of-way in Sheridan County, Montana.
The county application identifies an approach to a roadway as an encroachment-permit category.
The application requires an encroachment sketch tied to physical features or survey monumentation, including the nearest section corner and county road.
Traffic sight distance must be supplied in feet with visibility in at least two directions.
The application requires selection of temporary duration or life of the facility.
The application states an effective date of April 11, 2012.
No work may commence until the permit is approved.
The County Road & Bridge Department must inspect the work, and the applicant must provide at least 24 hours notice before commencement.
The permittee must maintain permitted installations at its own expense, reimburse roadway-repair expenses when billed, provide at least $500,000 single-occurrence general-liability insurance, and pay a $35 administrative fee per permit.
Construction must follow Sheridan County standards or Montana Public Works Standard Specifications.
Damage fees and right-of-way payments are due before construction; the permit may be temporary or for the life of the facility and may be revoked on 30 days notice or immediately for breach of permit conditions.
minimum general liability insurance: 500000 USD single occurrence · administrative fee: 35 USD per permit (for preliminary investigation, application processing, and final inspection) · advance commencement notice: >= 24 hours · effective date: April 11, 2012
“2. Nature of Permit (please check any that apply) [...] Approach to Roadway [...] 3. Sketch of Encroachment - Attach detail drawing with ties to major physical features or survey monumentation (showing ties to nearest section corner and county road).”
Building in a floodplainLimited
Subdivision of land in Sheridan County for building, residential, or other uses that may increase or aggravate flood hazards.
Land in the floodway of a 100-year flood event, as defined by Title 76, Chapter 5, MCA, may not be subdivided for building or residential purposes or other uses that may increase or aggravate flood hazards to life, health, or welfare.
Other land determined by the governing body to be subject to flooding may not be subdivided for those purposes.
Subdivision may also be prohibited by applicable state or local floodplain or floodway regulations.
If any portion of a proposed subdivision is within 2,000 horizontal feet and 20 vertical feet of a live stream draining 25 square miles or more, and no official floodway delineation or floodway studies exist, the subdivider must provide DNRC a flood hazard evaluation.
The evaluation must include calculated 100-year-frequency water-surface elevations and 100-year floodplain boundaries and must be performed by a licensed professional engineer experienced in the field.
The evaluation must follow the guidelines for obtaining 100-year flood elevations in Approximate Zone A or unmapped areas at www.mtfloods.org.
The subdivider must ensure DNRC submits its report to the subdivision administrator before the hearing or meeting on the subdivision application.
The evaluation requirement is waived if the Water Resources Division states in writing that available data indicate the proposed subdivision is not in a flood hazard area.
DNRC may require additional information following the guidelines to ensure there are no flood hazards.
The county regulation applies to subdivisions; other development remains subject to the statewide SFHA permit rule and applicable state or local regulations.
flood event: 100 year (floodway definition under Title 76, Chapter 5, MCA) · horizontal distance from live stream: <= 2000 feet (applies when no official floodway delineation or floodway studies exist) · vertical distance from live stream: <= 20 feet (applies when no official floodway delineation or floodway studies exist) · drainage area: >= 25 square miles (live stream threshold for the evaluation requirement)
“Land located in the floodway of a 100-year flood event as defined by Title 76, Chapter 5, MCA, [...] may not be subdivided”
2 more reviewed findings on this topic
Limited — Proposed subdivisions in Sheridan County, including land in a 100-year floodway or other land determined by the governing body to be subject to flooding.
“Land located in the floodway of a 100-year flood event as defined by Title 76, Chapter 5, MCA, or other land determined by the governing body to be subject to flooding may not be subdivided for building or residential purposes or other uses that may increase or aggravate flood hazards to life, health or welfare, or that may be prohibited by state or local floodplain or floodway regulations.”
Limited — Subdivision proposals in Sheridan County, including unincorporated areas, where land may be in a floodway or otherwise subject to flooding.
“If any portion of a proposed subdivision is within 2,000 horizontal feet and 20 vertical feet of a live stream draining an area of 25 square miles or more, and no official floodway delineation or floodway studies of the stream have been made, the subdivider shall provide in detail to the Floodplain Management Section of the Water Resources Division of the Montana Department of Natural Resources and Conservation (DNRC), a flood hazard evaluation, including the calculated 100 year frequency water surface elevations and the 100 year floodplain boundaries.”
Permit feesPublished (with conditions)
Sheridan County road encroachment permits for work affecting a County road right-of-way.
The permit is for road encroachments and does not establish fees for every other permit type.
All right-of-way and damage payments must be paid prior to commencement of construction pursuant to separate documentation.
The source states an effective date of April 11, 2012; its revision field is blank.
administrative fee: 35 USD per permit (for preliminary investigation, application processing, and final inspection of each encroachment) · minimum general liability insurance: 500000 USD single occurrence
“Minimum general liability insurance is $500,000 single occurrence. 17. ADMINISTRATIVE FEE. $35 per permit”
Permit processPublished (with conditions)
Sheridan County road encroachment permits for work in or affecting a County road right-of-way.
No work may commence until the permit is approved.
Work is subject to County Road & Bridge Department inspection and requires at least 24 hours notice of commencement.
Construction must follow Sheridan County standards or Montana Public Works Standard Specifications.
Traffic-control programs should be submitted before work interfering with traffic.
The permit may be revoked without notice if its conditions or terms are broken.
The source states an effective date of April 11, 2012; its revision field is blank.
notice before commencement: >= 24 hours (notice is to the County Road & Bridge Department) · permit duration: Life of Facility or Temporary · revocation notice: 30 days (the County may revoke without notice for breach of permit conditions or terms)
“No work shall commence until a Permit is approved.”
County-wide zoningAbsent
Sheridan County has a Growth Policy adopted by resolution but explicitly notes it is 'not regulatory'; no countywide zoning ordinance was found.
Construction, remodeling, moving, alterations, additions, repairs, or changes of occupancy for buildings subject to Montana state building-code jurisdiction.
A state building permit is required before construction for certain types of new buildings and for certain alterations, additions, and repairs.
The state permit requirement does not apply to projects within the jurisdictional limits of a certified local government program; local requirements may apply there.
In the state's jurisdiction, state law exempts farm and ranch buildings; mining buildings on mining property; petroleum refineries and pulp and paper mills except office and shop buildings; residential buildings containing less than five dwelling units except when serving transient guests; and private garages and private storage buildings used for the owner's own use and not as part of a commercial enterprise or business.
Building permits must be issued on required projects before plumbing, mechanical, or electrical permits can be issued and before work authorized under those permits can start.
“In Montana a state building permit is required prior to the start of construction for certain types of new buildings, and/or for alterations, additions, and repairs.”
One more reviewed finding on this topic
Limited — Construction in areas of Sheridan County outside a certified local-government building-code jurisdiction, including non-exempt buildings and work subject to the Montana state building-permit program.
“A state building permit is required for any state owned agency or non-exempt building being built, remodeled, moved, or undergoing a change of occupancy”
Owner-builder exemptionConditional
Owner-builders performing plumbing installation themselves in a residence located in Sheridan County where Montana state plumbing 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.
The residence must not be intended as a rental property.
Certified local governments may enforce the plumbing code within their jurisdictional areas; all other areas fall under state jurisdiction.
“All other areas fall under the State's jurisdiction. Contact the Building Codes Bureau or local government to determine which jurisdiction you are in. [...] 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”
InspectionsLimited
Projects in areas of Sheridan County under the Montana State Building Codes Bureau that require a state building permit.
The Montana Building Codes Program issues permits and performs inspections.
The permit holder must notify the inspector when work is ready for inspection and provide access for required inspections.
Inspection requirements attach to projects requiring a permit; state permit exemptions listed by DLI may therefore be outside this inspection process.
Certified local jurisdictions may administer inspections within their certified areas.
“The BC Program establishes and enforces statewide codes by issuing permits and performing inspections.”
One more reviewed finding on this topic
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.”
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.”
Off-grid sanitationLimited
Private well/cistern and on-site drainfield or septic sanitation for subdivision property in Sheridan County
The arrangement must satisfy applicable Montana sanitation review and any local health requirements.
A COSA identifies the potable water source and wastewater disposal method for subdivision property.
Systems discharging 5,000 gallons per day or more require an MGWPCS permit.
MGWPCS permit threshold: >= 5000 gallons per day
“It also describes what the potable water source will be (well, municipal water system, cistern, etc) and where wastewater will be disposed (drainfield/septic system, municipal wastewater facility).”
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.”
5 more reviewed findings on this topic
Limited — Groundwater wells in Sheridan County qualifying for Montana's groundwater permit exception.
“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 Sheridan County.
“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.”
Limited — Groundwater wells and other groundwater developments in Sheridan County under Montana water-right permitting rules
“A person is not required to apply for a permit to develop a groundwater well, spring, pit, or pond with a use of 35 gallons per minute or less, not to exceed 10 acre-feet per year (Section 85-2-306, MCA). Beginning on January 1, 2026, appropriators are required to notify DNRC of their intent to use groundwater under the exception to the permitting process described in 85-2-306(3)(a)(iii) or (iv), MCA, by submitting a Notice of Intent to Appropriate Groundwater (Form 602I) prior to putting the water to use.”
Limited — New or expanded groundwater uses and wells in Sheridan County
“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.”
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.”
Mandatory utility hookupConditional
Subdivision development in Sheridan County subject to a Montana Certificate of Subdivision Approval
The approved potable-water source may be a well, municipal water system, or cistern.
The approved wastewater-disposal method may be a drainfield/septic system or municipal wastewater facility.
No official source reviewed expressly requires connection to public water or sewer throughout Sheridan County.
Municipal connection rules, if any, were not located for Plentywood, Medicine Lake, or Westby.
“It also describes what the potable water source will be (well, municipal water system, cistern, etc) and where wastewater will be disposed (drainfield/septic system, municipal wastewater facility).”
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 Sheridan County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Local zoningPresent (with conditions)
Zoning regulations within the municipal jurisdiction of Plentywood, Sheridan County, Montana.
The official Montana Judicial Branch directory identifies a Plentywood zoning-regulations source, but the linked ordinance PDF could not be opened during this run.
Specific districts, dimensional standards, permitted uses, exceptions, fees, and effective dates were not extracted.
“Municipal and county governments pass ordinances on a variety of topics, including administrative procedures, standards of conduct, and zoning. [...] Plentywood (zoning regulations)”
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 or a zoning-district map for Sheridan County, Montana.
Minimum dwelling size — Minimum dwelling size in unincorporated Sheridan County, Montana.
Minimum lot size — Minimum lot size in unincorporated Sheridan County, Montana.
Setbacks — Building setbacks in unincorporated Sheridan County, Montana.
Lot coverage — Lot coverage in unincorporated Sheridan County, Montana.
3 more unanswered
Building height
Tiny homes
Septic inspection
Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.
Living off-grid in Sheridan County, Montana
Is Sheridan County a good place to live off-grid or homestead?
Sheridan County scores 46/100 on the Bolthole Index, a marginal county profile. Its strengths: deep seclusion — about 85 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 14.8″ of rain a year and elevated current hazard exposure.
Do you need a building permit in Sheridan County, Montana?
Sheridan 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 Sheridan County Sanitarian / Environmental Health (DEQ-delegated). 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 Sheridan County?
Living in an RV on your own land in Sheridan 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 Sheridan County, Montana?
Land in Sheridan County runs about $1,554 per acre, based on the latest county data.
What is the water situation in Sheridan County?
Sheridan County gets about 14.8" of rain a year, with severe drought in roughly 19.2% of years.
How remote is Sheridan County?
A representative private-land location has about 85 people within a 30-minute drive and 11,405 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.
