Building permits, zoning and land rules in Valley County, Montana
47Index Score / 100 #46 of 56 in Montana
Unincorporated Valley County, Montana has no county building permit; non-exempt construction requires a Montana Building Codes Program permit.12 Inside Glasgow, the city issues building permits and sets zoning; Fort Peck and Nashua zoning questions go to their town offices.345 Septic permits for houses without public wastewater connections come from the Valley County Sanitation Department, including inside cities.6
At a glance
Building permit
No countywide permit; state code jurisdiction and permit exemptions still apply178
Zoning
Unincorporated areas appear to lack countywide zoning; Glasgow sets city zoning94
Septic permits
Valley County Sanitation Department (County Sanitarian)10
Driveway / access permit
An Access Encroachment Permit is required for a house located outside a platted subdivision11
Floodplain permit
May be required near a river; ask the Floodplain Administrator in the Sanitation Department12
Wells
A water right permit is needed unless your use stays at or under 35 gallons per minute and 10 acre-feet per year13
Owner-builder
You may build your own home where no county permit is required; trade licensing may still apply14
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Do you need a building permit in Valley County, Montana?
Valley County does not issue a countywide building permit15. Montana nevertheless applies a uniform state building code to residential and commercial buildings, subject to statutory exemptions, and areas without a certified local enforcement program fall under the Montana Building Codes Program87. Farm and ranch buildings, residential buildings with fewer than five dwelling units unless serving transient guests, and qualifying private garages or storage buildings are among the state-permit exemptions16. When a state building permit is required, obtain it before the related plumbing, mechanical or electrical permits and work, and arrange the required inspections1718. Inside Glasgow, the city issues building permits for new residential and commercial structures, subject to its own exemptions3. Where no county permit is required, an owner may build a home, but state trade licensing may still apply14.
Who issues building permits in Valley County, and how do you reach them?
Valley County does not issue a countywide building permit15. For required state building permits in unincorporated Valley County, contact the Montana Building Codes Program at (406) 841-2056 or buildingcodes@mt.gov719. Inside Glasgow, the city issues building permits; septic permits for houses without public wastewater connections still come from the Valley County Sanitation Department36. Reach the Sanitarian at 406-228-6264; the Sanitation Department also houses the Floodplain Administrator2012. A house outside a platted subdivision needs an Access Encroachment Permit through the County Commissioners, reachable at 406-228-62191121.
Does Valley County have zoning?
Unincorporated Valley County appears to have no countywide zoning, but subdivision rules still apply922. Inside Glasgow, the city sets zoning; Fort Peck and Nashua zoning questions go to their town offices45. Septic permits for houses without public wastewater connections remain with the Valley County Sanitation Department6. Valley County may require a 25-foot landscape buffer for a subdivision to mitigate public-health and safety impacts; when required, the buffer must appear as a setback on the final plat, landscaping must be installed before final approval, and a maintenance agreement must be filed2324. Published minor-subdivision fees include $100 for the preliminary application and meeting, $200 plus $30 per lot for preliminary plat review, and $100 plus $10 per lot for final plat review25. Application fees must be paid before action, and outside review costs may be added; confirm current fees with the County Clerk and Recorder2526. We could not confirm general setbacks, minimum dwelling size, lot coverage or building height for ordinary unincorporated parcels; ask the County Commissioners about the proposed site plan21.
How do septic and floodplain permits work in Valley County?
A Valley County house that will not connect to public wastewater needs a septic permit from the Valley County Sanitation Department, so an off-grid plan does not bypass sanitation review620. The Sanitarian issues septic permits and inspects installations for compliance with state and local rules27. A subdivision approval certificate does not replace Montana's separate drainfield permit28. Only 8.6% of Valley County soils are rated without severe limitations for a conventional drain field, making early site evaluation especially useful29. Property in a designated flood hazard area also needs floodplain review, with the county Floodplain Administrator housed in the Sanitation Department; the permit covers fill, roads, excavation, manufactured-home placement and new construction or substantial improvements to buildings301231. For groundwater, use at or below 35 gallons per minute and 10 acre-feet per year can qualify for the state permit exception, but a Notice of Intent must be filed before use begins13. In a subdivision, land the county finds subject to flooding cannot be platted for building, and an engineering study may be required to mark a no-build zone.32
Can you live in an RV or tiny home on your land in Valley County?
We could not confirm long-term RV or tiny-home occupancy on private unincorporated land in Valley County; ask the County Commissioners and Sanitarian before placing or occupying a unit2120. Valley County subdivision rules cover developments providing 2 or more RV spaces for rent or lease; 5 or fewer spaces receive minor-subdivision review, while more than 5 receive major-subdivision review33. In covered RV parks, vehicles, including attached awnings, must be at least 20 feet apart, 25 feet from a boundary abutting a public street or highway right-of-way, and 15 feet from other park boundaries34. Each space needs parking at least 9 by 18 feet, set back at least 4 feet from the street; additional parking and storage areas follow the RV-space setbacks35. These park standards do not establish permission to occupy a single RV on an existing parcel34. A house using onsite wastewater still needs a county septic permit36. Glasgow limits residential-district RV parking on public rights-of-way to loading and unloading for less than 48 hours in any seven-day period; that rule does not authorize private-property occupancy37.
Building a home in Valley County: the steps, in order
Locate the parcel precisely. Glasgow has its own building-code program, and Glasgow, Fort Peck and Nashua handle municipal zoning3839.
For state jurisdiction, determine whether the project is exempt; farm and ranch buildings and residential buildings with fewer than five dwelling units not serving transient guests are among the published exemptions16.
Apply to Montana's Building Codes Program before starting non-exempt work, then arrange each required inspection with the state inspector1940.
Apply to the Valley County Sanitation Department if the house will not connect to public wastewater206.
Ask the Floodplain Administrator about land in a designated flood hazard area1231.
For a house outside a platted subdivision, obtain the county Access Encroachment Permit2111.
Before using groundwater, determine whether the 35-gallon-per-minute and 10-acre-foot annual exception applies and file the required Notice of Intent13.
What to check before you buy land in Valley County
This is dry, open country: Valley County gets only 13.8 inches of precipitation a year and spends 17.9% of years in severe drought, with just 1% of the county wooded, so plan your water strategy around a dry climate rather than a forested one414243. Federal land covers 39.2% of the county, so confirm your parcel's boundaries against adjacent public land before you buy44. Soils for a conventional septic drain field are limited: only 8.6% of the county's soils are free of severe limits, so get a Sanitarian site evaluation before you count on a standard system29. The terrain itself is manageable, with 76.4% of the county at 15% slope or less45. If your driveway will cross a state highway rather than a county or town road, Montana requires a separate approach permit or right-of-way agreement from the MDT district office, and a change in how you use an existing approach also triggers a new permit46. Property taxes run an effective rate of 1.1%, with a median bill of $2,185 a year, against a typical home value around $198,940474849.
Watch-outs
We could not confirm whether long-term RV or tiny-home occupancy is allowed on private unincorporated land; ask the Valley County Commissioners and Sanitarian before placing or occupying one2120.
Valley County’s 25-foot subdivision landscape buffer is required only when imposed by the governing body; it is not a general setback for every rural parcel24.
Written October 11, 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.
Valley County highlighted among the Montana counties · colored by Index score
How Valley County scores
Seclusion89100% ev.
Self-Sufficiency15100% ev.
Admin Boringness8390% ev.
Durability37100% ev.
Property Autonomy83100% ev.
Carry Cost86100% 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 →
$199kTypical home
1.1%Property tax
$1,152Land / acre
13.8"Annual rain
17.9% of yrsSevere drought
7.9 / yr (+6.5)Mid-century 100°F days
23.6 daysMid-century dry spell
1" (+6.6%)Mid-century 1-day rain
1.23×Wildfire change factor
100%Forward climate coverage
$2,053Home insurance / yr
1.2% / yrInsurance growth
0.37%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
7,129People within 2 hr
350Radius comparison (15 mi)
1.5People / sq mi
39.2%Federal land
76.4%Land at 15% slope or less
8.6%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Valley County
Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.
Not yet researched: Town of Fort Peck · Town of Nashua · Town of Opheim
Answers from the rulebook for Valley County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Valley County rules
Building permitNot required
Countywide Valley County building permits, including unincorporated areas, where no separate municipal or state building-permit requirement applies.
Valley County does not issue countywide building permits.
The county page separately states that a state building permit is required before construction of any non-exempt building.
The county page identifies separate permit and zoning contacts for Glasgow, Fort Peck, and Nashua.
“Valley County does not issue countywide building permits.”
One more reviewed finding on this topic
Not required — A county-issued building permit for construction in Valley County.
“Valley County does not issue countywide building permits.”
Owner-builder exemption · follows from the permit answerNot needed
Unincorporated Valley County: no county building permit is required, so there is no permit to be exempt from and you may build your own home. State licensing for electrical, plumbing and HVAC work may still apply.
Valley County does not issue countywide building permits.
The county page separately states that a state building permit is required before construction of any non-exempt building.
“Valley County does not issue countywide building permits.”
Local zoningVaries (with conditions)
Aggregate local-zoning administration across Valley County's incorporated places and unincorporated areas; the conclusion does not attribute municipal or town ordinances to the county.
The county guide directs Glasgow zoning and building-permit matters to the Glasgow City Engineer.
The county guide directs Fort Peck permits and zoning to the Fort Peck Town Office.
The county guide directs Nashua permits and zoning to the Nashua Town Office.
The cited guide does not state the substantive contents or applicability of each municipal or town zoning ordinance.
“If you are in Glasgow please contact the City Engineer, Robert Kompel for zoning and building permits. In Fort Peck, contact the Fort Peck Town Office for permits and zoning. In Nashua, contact the Nashua Town Office for permits and zoning.”
One more reviewed finding on this topic
Varies (with conditions) — Local zoning within Valley County's incorporated municipalities, as aggregated from the county's official planning-permits guide; this claim does not attribute each municipal ordinance to the county.
“If you are in Glasgow please contact the City Engineer, Robert Kompel for zoning and building permits. In Fort Peck, contact the Fort Peck Town Office for permits and zoning. In Nashua, contact the Nashua Town Office for permits and zoning.”
SetbacksSpecified
Recreational vehicle parks subject to Valley County subdivision review.
The standards apply to recreational vehicle parks providing two or more spaces.
Recreational vehicles must be separated from each other by at least 20 feet.
Recreational vehicles 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.
Each space must provide a parking area at least 9 feet by 18 feet.
Parking areas must be at least 4 feet from the street.
Additional parking and storage areas must meet the same setbacks as recreational vehicle spaces.
separation between recreational vehicles: >= 20 feet (Attached structures or awnings are included as part of the recreational vehicle for this separation requirement) · boundary abutting public street or highway right-of-way: >= 25 feet · other park boundary line: >= 15 feet · parking area width: >= 9 feet · parking area length: >= 18 feet · parking area setback from street: >= 4 feet
“Recreational vehicles must be separated from each other by at least 20 feet.”
3 more reviewed findings on this topic
Specified — Recreational vehicle parks and subdivisions providing multiple spaces for rent or lease under Valley County subdivision regulations.
“Recreational vehicles must be separated from each other by at least 20 feet. Any structure or part of a structure attached to the vehicle such as attached awnings must, for purposes of this separation requirement, be considered part of the recreational vehicle.”
Specified — New subdivisions in Valley County where the governing body requires a landscape buffer to mitigate impacts to public health and safety.
“may require a landscape buffer to mitigate impacts”
Specified — Valley County subdivisions where the governing body requires a landscape buffer to mitigate impacts to public health and safety.
“a conceptual landscape plan for a 25-foot buffer.”
Living in an RVLimited
A Valley County subdivision or development providing multiple recreational-camping-vehicle spaces for rent or lease.
A development providing two or more recreational-camping-vehicle spaces is reviewed under the recreational-vehicle-park standards.
Five or fewer spaces are reviewed as a first minor subdivision; more than five spaces are reviewed as a major subdivision; an expansion resulting in more than five cumulative spaces is also reviewed as a major subdivision.
Preliminary and final site plans must identify spaces, pads, roads, storage areas, parking areas, and common facilities.
Required improvements must be installed before final plat approval, and the governing body or its agents will inspect them.
If the subdivision is also a trailer court, work camp, youth camp, or campground under Title 50, Chapter 52, MCA, a Montana Department of Public Health and Human Services license is required before final approval.
The applicant must meet applicable Montana Department of Environmental Quality requirements under Title 76, Chapter 4, MCA and/or Title 50, Chapter 60, MCA.
The governing body may grant a variance from Section V design and improvement standards for undue hardship caused by land characteristics, provided the variance does not nullify the regulations' intent; public-hearing, criteria, written-request, and reasonable-condition requirements apply, and no variance may authorize subdivision for building purposes in a 100-year floodway.
minimum spaces triggering recreational-vehicle-park review: >= 2 spaces (The regulations describe developments providing multiple spaces; the specific threshold for recreational-vehicle-park standards is two or more spaces.) · minor-subdivision review threshold: <= 5 spaces (More than five spaces requires major-subdivision review.) · RV separation: >= 20 feet (Attached structures or awnings are treated as part of the recreational vehicle.) · setback from public-street or highway right-of-way: >= 25 feet (Applies to recreational vehicles in the park.) · setback from other park boundary lines: >= 15 feet (Applies to recreational vehicles in the park.) · parking area dimensions per space: 9 by 18 feet · parking setback from street: >= 4 feet
“Developments which are subject to subdivision review because they will provide two or more spaces for recreational camping vehicles will be reviewed under Section VI-B-3.”
One more reviewed finding on this topic
Limited — Subdivisions in unincorporated Valley County providing two or more recreational-vehicle spaces for rent or lease.
“Developments which are subject to subdivision review because they will provide two or more spaces for recreational camping vehicles will be reviewed under Section VI-B-3. Recreational Vehicle Park Standards, below.”
Who permits septicCounty (with conditions)
Subsurface septic-system installation and sanitation-subdivision review in Valley County.
The Sanitarian's permit and inspection work is for adherence to state and local regulations.
“issue septic permits and inspect septic installations for adherence to state and local regulations.”
Septic permitRequired
A house in Valley County that will not be hooked up to a public wastewater system.
A septic permit is required from the Valley County Sanitation Department when the house will not be hooked up to a public wastewater system.
The county guide states that it lists county permits only and that other federal and state permits may also be needed.
“If you will not be hooked up to a public wastewater system, you will need a septic permit from the Valley County Sanitation Department.”
Off-grid sanitationLimited
A house in Valley County that will use onsite septic rather than be hooked up to a public wastewater system.
A septic permit from the Valley County Sanitation Department is needed.
The county guide states that it lists county permits only and that other federal and state permits may also be needed.
“If you will not be hooked up to a public wastewater system, you will need a septic permit from the Valley County Sanitation Department.”
Mandatory utility hookupWater and sewer (with conditions)
Subdivision development in Valley County when the subdivision is within the service area of a municipal or public water supply system and/or a municipal or public sanitary sewer system; the rule addresses the subdivider's required utility facilities.
For water, the subdivision must be within the service area of a municipal system or public water supply system.
For sanitary sewer, the subdivision must be within the service area of a municipal or public sanitary sewer system.
Facilities must comply with the requirements of the jurisdiction involved and the Montana Department of Environmental Quality.
The subdivider must submit plans and specifications to the jurisdiction involved and to DEQ.
Approvals from the jurisdiction involved and DEQ must be obtained before construction begins.
“Where the subdivision is within the service area of a municipal system, or a public water supply system, the subdivider must install complete water system facilities in accordance with the requirements of the jurisdiction involved and the DEQ. The subdivider must submit plans and specifications for the proposed facilities to the jurisdiction involved and to the DEQ and must obtain their approvals prior to undertaking any construction.
Where the subdivision is within the service area of a municipal or public sanitary sewer system, the subdivider must install complete sanitary sewer system facilities in accordance with the requirements of the jurisdiction involved and the DEQ. The subdivider must submit plans and specifications for the proposed facilities to the jurisdiction involved and to the DEQ and must obtain their approvals prior to undertaking any construction.”
Subdividing landRegulated (with conditions)
Subdivision of land within Valley County's jurisdictional area, including unincorporated areas.
The regulations govern subdivision of land within the jurisdictional area of the Valley County governing body.
If a proposed subdivision lies within one mile of a third-class city or town, within two miles of a second-class city, or within three miles of a first-class city, the county governing body must submit the preliminary plat to the relevant city or town for review and comment.
If a proposed subdivision lies partly within an incorporated city or town, the preliminary plat must be submitted to and approved by both the city or town and the county governing body.
The regulations supplement other regulations, and where they are at variance with other laws, regulations, ordinances, or resolutions, the more restrictive requirements apply.
The regulations were adopted by Valley County Commission resolution #26-2023 on 2023-09-20 and updated by unanimous public-meeting vote on 2024-03-06.
“These regulations govern the subdivision of land within the jurisdictional area of the governing body of Valley County.”
Driveway accessRequired
A house located outside a platted subdivision in Valley County.
The source does not state a numeric access standard or fee.
The requirement is stated for a house outside a platted subdivision.
“outside a platted subdivision, you will need an Access Encroachment Permit”
Building in a floodplainLimited
Subdivision of land determined by the Valley County governing body to be subject to flooding, for building, residential purposes, or other uses that may increase or aggravate flood hazards.
Valley County states that it participates in the NFIP and has adopted and enforces floodplain regulations.
The subdivision restriction applies to land determined by the governing body to be subject to flooding.
The restriction covers building or residential purposes and other uses that may increase or aggravate flood hazards to life, health, or welfare, or that may be prohibited by state regulations.
If identified as necessary during the preapplication meeting, the subdivider must submit an engineering study identifying the Base Flood Elevation, prepared by a professional engineer licensed in Montana and experienced in the field.
Areas at and below the BFE identified by the engineering study must be identified on the preliminary plat as flood hazard area and on the final plat as a no-build zone.
engineering study professional engineer license: Montana (Required only if identified as necessary during the preapplication meeting by the Subdivision Administrator.)
“Land determined by the governing body to be subject to flooding may not be subdivided for building or residential purposes”
One more reviewed finding on this topic
Limited — Development near a river or within a designated Special Flood Hazard Area in Valley County.
“If you live near a river, you may need a Floodplain Permit from the County Floodplain Administrator in the Sanitation Department.”
Permit feesPublished (with conditions)
Valley County planning-department subdivision applications and specified related planning work.
The required fee must accompany the preliminary plat and final plat application.
No action will be taken on applications or appeals until all application fees have been paid in full.
The governing body may require third-party review fees, including examining land surveying, engineering, Montana Department of Environmental Quality, planning consulting, and outside legal review fees.
The schedule is identified in Supplement 15 of the subdivision regulations; the regulations also refer to a separate document approved by the governing body.
minor subdivision preliminary application and meeting: 100 USD · minor subdivision preliminary plat review: 200 + 30 per lot USD · minor subdivision final plat review: 100 + 10 per lot USD · expedited minor/administrative review: 250 USD · major subdivision preliminary application interview and meeting: 100 USD · major subdivision preliminary and final plat review: 800 + 30 per lot USD · major subdivision final plat review: 200 + 10 per lot USD · certificates of survey and listed planning work: 250 USD (Planning Office Review) · examining land surveyor service: 250 USD (per instrument)
“VALLEY COUNTY PLANNING DEPT. REVIEW FEE SCHEDULE MINOR SUBDIVISIONS Planning Work Description Fee Preliminary Application and Meeting $100.00 Review Preliminary Plat $200.00 + $30.00/lot Final Plat Review $100.00 + $10.00/lot Expedited Minor/ Administrative Review $250.00”
One more reviewed finding on this topic
Published (with conditions) — Valley County planning and subdivision review fees.
“VALLEY COUNTY PLANNING DEPT. REVIEW FEE SCHEDULE”
County-wide zoningAbsent
The county's permit guide directs zoning matters to the incorporated towns (Glasgow, Fort Peck, Nashua); there is no countywide zoning for unincorporated land, only municipal zoning.
Building-code adoption applicable statewide in Montana, including Valley County except where a certified local government program has jurisdiction and subject to statutory exemptions.
Montana cities, counties, and towns may enforce local building, electrical, plumbing, and mechanical codes, all or in part, only through certified programs.
Areas where local governments have chosen not to enforce building codes fall under the jurisdiction of the Montana Building Codes Program.
The state building code is enforced statewide for residential and commercial buildings.
The 2024 International Building Code and International Residential Code became effective September 26, 2026.
Valley County's official permit guide states that residential buildings containing less than five dwelling units, farm and ranch buildings, private garages, private storage buildings used for the owner's own use, mining buildings on mining property, and certain petroleum refineries and pulp and paper mills are exempt from the state building permit requirement.
The Valley County guide states that the county does not issue countywide building permits.
International Building Code edition: 2024 · International Residential Code edition: 2024 · effective date: 2026-09-26
“All of the codes listed below are amended and adopted by: Administrative Rules of Montana (ARM) Title 24, Chapter 301 [...] International Building Code, 2024 Edition - Effective: September 26, 2026 International Residential Code, 2024 Edition - Effective: September 26, 2026”
3 more reviewed findings on this topic
Adopted — Valley County areas not covered by a certified local building-code enforcement program.
“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.”
Adopted (with conditions) — Montana's uniform state building code for residential and commercial buildings statewide.
“In addition, the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
Partial — Montana's statewide building-code framework for residential and commercial construction.
“In Montana, cities, counties and towns have the option to enforce local building, electrical, plumbing, and mechanical codes, all or in part (except for state-owned agencies, which must be permitted through this Department). These local building code enforcement programs must be certified by the BC Program. The remaining cities, counties and towns that have chosen not to enforce building codes, fall under the jurisdiction of the BC Program. [...] the program is responsible for adopting a uniform state building code, which is enforced statewide for residential and commercial buildings across Montana.”
InspectionsRequired
Building projects in Valley County that require a state building permit and fall under the Montana Building Codes Program.
The permit holder must notify the inspector when work is ready for inspection.
The permit holder must provide access for required inspections.
The Building Codes Program performs inspections and has jurisdiction over cities, counties, and towns that have not chosen to enforce building codes.
Inspection requirements apply to projects requiring a permit; the state building-permit page lists exemptions for farm and ranch buildings, mining buildings on mining property, certain petroleum refineries and pulp and paper mills, residential buildings containing less than five dwelling units except when serving transient guests, and qualifying private garages and private storage buildings.
“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
Required — Required inspections for state-permitted building projects in Valley County areas under state inspection jurisdiction.
“The final step is construction, inspection and approval of the building. [...] It is the responsibility of the permit holder to call the building inspector at least 24 hours before a requested inspection, and that the inspector have 72 hours from the notification to perform the requested inspection.”
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.”
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 beneficial use of groundwater in Montana, including Valley 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 (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.”
Required — Surface-water uses and groundwater uses exceeding 35 gallons per minute or 10 acre-feet per year in Montana.
“Water Permits: A water permit is required for all surface water use and groundwater uses over 35 gallons per minute (gpm) or 10 acre-feet per year.”
Agricultural exemptionAvailable (with conditions)
Farm and ranch buildings in Montana state jurisdiction, including applicable unincorporated Valley County locations.
The exemption is from state building permits only and applies in the State's jurisdiction.
Projects located within the jurisdictional limits of a certified local government program are excepted from the state-permit framework and may have local requirements.
Other federal, state, county, or municipal permits may still apply.
The same official page separately states that residential buildings containing fewer than five dwelling units are exempt except when serving transient guests, and that private garages and private storage buildings used for the owner's own use are exempt only when not part of a commercial enterprise or business.
“In the State's jurisdiction, state law exempts the following from the need to obtain state building permits: 1. farm and ranch buildings”
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”
Permit processPublished (with conditions)
State-administered Montana building permits for covered non-exempt construction outside certified local-government jurisdictions.
A state permit applies to certain new buildings and alterations, additions, and repairs.
Projects within the jurisdictional limits of a certified local government program are excluded from the state permit program.
Construction plans and a Building Permit/Plan Review Application must be submitted for review and approval.
The permit is issued after plan-review comments are satisfactorily answered and fees are paid.
Separate electrical, plumbing, and mechanical permits may be required.
The permit holder must notify the inspector when work is ready and provide access for required inspections.
average plan review time: three weeks (Actual timing depends on workload, project size, and deficiencies.)
“To obtain a state building permit, submit construction plans and a Building Permit/Plan Review Application to the Building Codes Program for review and approval.”
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 Valley County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building code adoptedAdopted (with conditions)
Building-code enforcement within Glasgow city limits in Valley County.
The state certified-jurisdiction list identifies Glasgow as a certified local government jurisdiction for building code enforcement.
The listed jurisdiction is limited to Glasgow city limits.
“Glasgow | B | Rod Dees | 228-2476 | City Limits”
One more reviewed finding on this topic
Adopted — Building-code enforcement within the incorporated City of Glasgow, Valley County, Montana.
“Glasgow | B | Rod Dees | 228-2476 | City Limits”
Local zoningPresent (with conditions)
Zoning within the Town of Fort Peck, Valley County, Montana.
The county guide directs applicants in Fort Peck to the Fort Peck Town Office for permits and zoning.
The reviewed source does not identify the controlling Fort Peck ordinance or numeric zoning standards.
“In Fort Peck, contact the Fort Peck Town Office for permits and zoning.”
2 more reviewed findings on this topic
Present (with conditions) — Zoning within the City of Glasgow, Valley County, Montana.
“Zoning for Building Codes: Please click the button of your designated zone to find information on zoning for building codes:”
Present (with conditions) — Zoning within the Town of Nashua, Valley County, Montana.
“The Planning & Zoning Commission reviews proposed amendments to zoning ordinances, site plans and plat applications, and also makes recommendations to the Council regarding the current and future development of the Town of Nashua.”
Living in an RVLimited
Recreational vehicle parking on public streets in residential zoning districts within Glasgow, Montana.
Parking on the public right-of-way is otherwise unlawful in a residential zoning district.
Temporary parking is limited to loading and unloading.
The vehicle may be parked for less than 48 hours in any seven-day period.
Slide-outs must be closed unless actively loading, unloading, or preparing for departure.
Slide-outs may not impede vehicle or pedestrian traffic within the right of way.
The recreational vehicle must be parked a minimum of 80 feet from the nearest intersection.
The rule does not establish permission for RV occupancy on private property.
maximum parking time: < 48 hours in any seven-day period (temporary loading and unloading only) · minimum distance from nearest intersection: >= 80 feet
“for the limited purpose of loading and unloading provided, (a) the time spent parked upon the street is less than forty-eight (48) hours”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Zoning districts — Zoning district publication for Valley County, including unincorporated areas and incorporated communities.
Minimum dwelling size — Minimum dwelling size requirements in Valley County, including unincorporated areas.
Minimum lot size — Minimum lot-size requirements for subdivisions in Valley County, Montana.
Lot coverage — Lot-coverage requirements in unincorporated Valley County.
Building height — Building-height requirements in unincorporated Valley County.
3 more unanswered
Camping on your land
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 Valley County, Montana
Is Valley County a good place to live off-grid or homestead?
Valley County scores 47/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 350 people within 15 miles and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 13.8″ of rain a year and elevated current hazard exposure.
Do you need a building permit in Valley County, Montana?
Valley 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 Valley County Sanitation Department (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 Valley County?
Living in an RV on your own land in Valley County is limited to specific cases: A Valley County subdivision or development providing multiple recreational-camping-vehicle spaces for rent or lease. A development providing two or more recreational-camping-vehicle spaces is reviewed under the recreational-vehicle-park standards. Five or fewer spaces are reviewed as a first minor subdivision; more than five spaces are reviewed as a major subdivision; an expansion resulting in more than five cumulative spaces is also reviewed as a major subdivision. Confirm with the county before relying on it.
How much does land cost in Valley County, Montana?
Land in Valley County runs about $1,152 per acre, based on the latest county data.
What is the water situation in Valley County?
Valley County gets about 13.8" of rain a year, with severe drought in roughly 17.9% of years.
How remote is Valley County?
A typical private-land location has about 350 people within 15 miles and 61,654 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.
