Bolthole Index

Gage County, Nebraska

Building permits, zoning and land rules in Gage County, Nebraska

49Index Score / 100
#21 of 93 in Nebraska

Unincorporated Gage County, Nebraska requires building permits and applies county zoning approval through its Planning and Zoning office12. The county publishes agricultural districts, building-permit fees and parcel-specific development standards34. Septic permits and registration come from the state Onsite Wastewater Program, not the county: most systems qualify for Authorization by Rule without a state construction permit, while some need a permit because of wastewater or site conditions56.

At a glance

Building permit
Required; confirm the parcel and project with county Planning and Zoning17
Zoning
Yes, for rural and unincorporated Gage County82
Septic
State-regulated; many systems use authorization by rule, but every changed system must be registered910
RV living
Not confirmed; ask county Planning and Zoning for the parcel's district rules87
Tiny home
Not confirmed; zoning and permit review still apply18
Owner-builder
Exempt from state contractor registration on the owner's own property, but not from permits or codes11
Agricultural lot size
Generally 3 acres; 1 acre where community water and sewer are available12
Septic soil difficulty
0% of county soils are rated free of severe limits for a conventional drain field13

Who to call

Planning & zoning

Gage County Planning and Zoning

Building and zoning permits, parcel zoning, setbacks, subdivisions, special uses and variances in unincorporated Gage County

402-223-1305

gcema@gagecountyne.gov

612 Grant St. PO Box 661 Beatrice, NE 68310

Zoning

Gage County Planning and Zoning

Published building-permit fees, agricultural-district lot sizes and setbacks

Building permits

Gage County Planning and Zoning

Parcel-specific building-permit, zoning, setback and application-plan questions

Septic permits

Nebraska Department of Water, Energy, and Environment Onsite Wastewater Program

Statewide onsite wastewater system rules, registration, professional certification and permits requiring site-specific review

(402) 471-4285

DWEE.onsite@nebraska.gov

245 Fallbrook Blvd. Suite 100 Lincoln, NE 68521

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

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Do you need a building permit in Gage County, Nebraska?

Yes. Unincorporated Gage County requires building permits and administers them through county Planning and Zoning1. Because the county's parcel-specific answer depends on the legal description and street address, take both to the office before finalizing plans7. A building-permit application requires two identical plan sets with a plot plan plus footing, wall, roof and floor details14. The county publishes a $50 building-permit fee and a $3 charge per $1,000 of development value for nonfarm structures154. Nebraska has adopted a state building code, but its application depends on local code adoption and excludes construction on a farm or for farm purposes from the default state-code rule16. Gage County's adopted code and inspection schedule could not be confirmed, so ask Planning and Zoning which code, reviews and inspections apply17.

Who is the Gage County building department, and how do you reach it?

Gage County Planning and Zoning is the permit office for rural land: call 402-223-1305 or email gcema@gagecountyne.gov, and send or take materials to 612 Grant St., PO Box 661, Beatrice, NE 6831017. The office needs a legal description and address to identify the parcel's zoning and answer the permit and setback questions7. Start there for building, special-use, variance and subdivision applications. Developing a subdivision needs Special Use Permit approval; preliminary plat approval is usually handled at the same time, and final plat approval reaches the agenda only after requirements are met18. A confirmed online application portal, separate building-inspection office and certificate-of-occupancy process could not be found, so ask Planning and Zoning how to file and what inspections and final approval apply17.

Does Gage County have zoning?

Yes. Gage County administers zoning approval for rural and unincorporated land and publishes the AG1, AG2, AG3 and AG4 districts with district-specific density, lot and use information19203. Agricultural districts require a 3-acre minimum lot, reduced to as little as 1 acre where community water and sewer are available2112. AG1, AG2 and AG3 have a 75-foot front setback from the road centerline and no rear or side limit unless adjoining a residential district; AG4 has a 75-foot front, 15-foot rear and 10-foot side setback2223. Subdivision rules generally do not apply when the smallest parcel created or remaining exceeds 10 acres; otherwise, obtain required plat approval before sale or a building permit24. Confirm the parcel's district and boundaries with Planning and Zoning7. Incorporated cities and villages may run their own zoning, and we could not confirm each one's status; city rules do not apply to unincorporated land, and septic permits stay with the state program either way2510.

How do septic permits work in Gage County?

The Nebraska Department of Water, Energy, and Environment administers onsite wastewater systems in Gage County265. Most systems use Authorization by Rule and need no state construction permit, but wastewater quantity, wastewater quality or site conditions can trigger site-specific review and a permit6. Every new or changed onsite system must be registered, and anyone doing onsite wastewater work must be state-certified10. A wastewater-generating home must use a compliant onsite system or connect to public sewer or another approved wastewater works27. Soil deserves early attention: 0% of Gage County soils are rated free of severe limitations for a conventional drain field, so arrange a professional site evaluation before selecting the homesite or design13. Contact the state Onsite Wastewater Program at (402) 471-4285 or DWEE.onsite@nebraska.gov with registration and permit questions10.

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

Gage County zoning applies to unincorporated land, but a county rule allowing residential RV use, temporary private-land camping or tiny-home occupancy could not be confirmed8. Ask Planning and Zoning about the parcel's district, proposed duration, utility connections and whether the unit is treated as a dwelling before buying or moving one onsite17. Nebraska classifies some tiny houses as manufactured homes, modular units or recreational vehicles; a park model is designed for temporary recreational, camping, travel or seasonal use rather than permanent dwelling use28. That state classification does not override local land-use controls28. An owner working on the owner's property is exempt from state contractor registration, but the exemption does not remove building-permit, zoning, inspection or code requirements11.

Building a home in Gage County: the steps, in order

  1. Confirm that the parcel is in unincorporated Gage County, then give Planning and Zoning its legal description and address for the district and permit path7.
  2. Verify the agricultural lot minimum and setbacks, and ask whether subdivision, special-use or variance approval applies122318.
  3. Have a state-certified onsite wastewater professional evaluate the site; conventional drain fields face severe soil limitations across the county1013.
  4. Determine whether the septic design qualifies for Authorization by Rule or needs a state permit, then register the new system610.
  5. Submit the two required construction-plan sets, including plot, footing, wall, roof and floor details, with the county application and published fees144.
  6. If the driveway connects to a state highway, obtain the state approach permit before construction29.
  7. If the site is in a floodplain, obtain the locally administered floodplain development permit before development30.

What should you check before buying land in Gage County?

Start with jurisdiction: county rules govern rural unincorporated land, while an incorporated city or village may exercise its own zoning authority25. Give Planning and Zoning the legal description and address, then verify the district, lot minimum, setbacks and whether a proposed split needs subdivision approval73122324. Make septic suitability a purchase contingency because 0% of county soils are rated free of severe limits for a conventional drain field13. Terrain is comparatively gentle, with 98.2% of the county at a slope of 15% or less, but parcel drainage and flood risk still need review31. Development in a Nebraska floodplain requires a floodplain development permit30. County subdivision provisions also require drainage and flood-damage minimization for new development, and driveways onto a state highway need a state permit that may require engineered drainage at the applicant's expense3233. For carrying costs, the effective property-tax rate is about 1.4%, the median annual bill is about $2,406, and typical home insurance is about $2,446 annually343536.

Watch-outs

  • Gage County needs the parcel's legal description and address to confirm the building-permit answer and setbacks, so do not rely on a neighboring property's approval7.
  • Only 0% of Gage County soils are rated free of severe limits for a conventional septic drain field, making an early site evaluation essential13.
  • Residential RV use, tiny-home occupancy, county building inspections and certificates of occupancy could not be confirmed; ask Gage County Planning and Zoning before committing to a project17.

Sources

  1. Gage County Planning and Zoning (2026 county census)
  2. Planning and Zoning – Gage County, quoted and re-checked
  3. Forms, Permits and Regulations – Gage County, quoted and re-checked
  4. Forms, Permits and Regulations – Gage County, quoted and re-checked
  5. Onsite Wastewater Treatment Facilities: Permits, quoted and re-checked
  6. Onsite Wastewater Treatment Facilities: Permits, quoted and re-checked
  7. Gage County Planning and Zoning (gagecountyne.gov)
  8. Planning and Zoning – Gage County (2026 county census)
  9. Onsite Wastewater Program (Nebraska statewide rule), quoted and re-checked
  10. Nebraska Department of Water, Energy, and Environment Onsite Wastewater Program (dwee.nebraska.gov)
  11. Nebraska Revised Statute 48-2104 — Registration required (Nebraska statewide rule), quoted and re-checked
  12. Forms, Permits and Regulations – Gage County, quoted and re-checked
  13. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  14. Frequently Asked Questions – Gage County, quoted and re-checked
  15. Forms, Permits and Regulations – Gage County, quoted and re-checked
  16. Nebraska Revised Statute 71-6403: State building code; adopted; amendments (Nebraska statewide rule), quoted and re-checked
  17. Gage County Planning and Zoning (gagecountyne.gov)
  18. Forms, Permits and Regulations – Gage County, Subdivision Regulations, quoted and re-checked
  19. Forms, Permits and Regulations – Gage County, quoted and re-checked
  20. Forms, Permits and Regulations – Gage County, quoted and re-checked
  21. Forms, Permits and Regulations – Gage County, quoted and re-checked
  22. Forms, Permits and Regulations – Gage County, quoted and re-checked
  23. Forms, Permits and Regulations – Gage County, quoted and re-checked
  24. Gage County Subdivision Regulations, quoted and re-checked
  25. Nebraska Revised Statute 23-114 (Nebraska statewide rule), quoted and re-checked
  26. Onsite Wastewater Program – Nebraska Department of Water, Energy, and Environment, quoted and re-checked
  27. Onsite Wastewater Treatment Facilities: Just for Homeowners (Nebraska statewide rule), quoted and re-checked
  28. Housing and Recreational Vehicle (Nebraska statewide rule), quoted and re-checked
  29. Title 410, Chapter 2 - Driveway and Approach Road Permits (Nebraska statewide rule), quoted and re-checked
  30. Floodplain Management Q&A: Permits (Nebraska statewide rule), quoted and re-checked
  31. Share of land at 15% slope or less: Bolthole Index county data
  32. Gage County Subdivision Regulations, quoted and re-checked
  33. Title 410, Chapter 2 – Driveway and Approach Road Permits, quoted and re-checked
  34. Effective property tax rate: Bolthole Index county data
  35. Median property tax bill: Bolthole Index county data
  36. Typical home insurance premium: Bolthole Index county data

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

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Compared with neighboring counties

Unlike 5 of its 6 neighbors, Gage County requires a building permit for a home.

RuleGage CountyJohnson CountyJefferson CountyPawnee CountySaline CountyOtoe CountyLancaster County
Building permitRequiredLimitedLimitedRequiredLimitedLimitedLimited
County zoningYesYesYesYesYesYesYes
Septic permitsNDEENE Dept. of Env. & EnergyNE Dept. of Env. & EnergyNDEENE Dept. of Env. & EnergyNDEENDEE

County locator

Gage County in Nebraska

49
County map
Gage County highlighted among the Nebraska counties · colored by Index score

How Gage County scores

Seclusion51100% ev.
Self-Sufficiency27100% ev.
Admin Boringness49100% ev.
Durability50100% ev.
Property Autonomy53100% ev.
Carry Cost65100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$206kTypical home
1.4%Property tax
$5,474Land / acre
31.7"Annual rain
10.1% of yrsSevere drought
16.5 / yr (+12.7)Mid-century 100°F days
21.4 daysMid-century dry spell
1.88" (+0.8%)Mid-century 1-day rain
1.6×Wildfire change factor
100%Forward climate coverage
$2,446Home insurance / yr
1.9% / yrInsurance growth
2.63%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
27,415People within 30 min
1,847,096People within 2 hr
19,150Radius comparison (15 mi)
25.4People / sq mi
0.1%Federal land
98.2%Land at 15% slope or less
0%Soils rated "not limited" for septic (strict USDA rating)
0 acWorkable land screen
7.7%Wooded land
46.4 tonsBiomass / forest ac
52.2°FAvg temp

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Cities and towns in Gage County

Inside a city, town or township here, that government usually sets zoning and may issue its own building permits; the county’s rules above cover land outside them.

Not yet researched: Adams Township · Village of Adams · Barneston Township · Village of Barneston · Blakely Township · Blue Springs · Blue Springs-Wymore Township · Clatonia Township · Village of Clatonia · Elm Township · Filley Township · Village of Filley · Glenwood Township · Grant Township · Hanover Township · Highland Township · Holt Township · Hooker Township · Island Grove Township · Liberty Township · Village of Liberty · Lincoln Township · Logan Township · Midland Township · Nemaha Township · Village of Odell · Paddock Township · Village of Pickrell · Riverside Township · Rockford Township · Sherman Township · Sicily Township · Village of Virginia · Wymore

Answers from the rulebook for Gage County

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

Gage County rules

  • County-wide zoningPresent (with conditions)

    County zoning regulations administered for Gage County.

    • The cited page describes county zoning regulations; incorporated municipalities may have additional or separate local rules.
    “This zoning regulation is consistent with the county Comprehensive Development Plan and is designed for the purpose of promoting the health, safety, morals, convenience, order, prosperity and welfare of the present and future inhabitants of the county”
    2 more reviewed findings on this topic
    • Present — County zoning regulations and zoning districts administered in the county planning jurisdiction.
      “June 11, 2001-Comprehensive Plan approved & zoning regulations adopted”
    • Present (with conditions) — Gage County zoning jurisdiction, including rural and unincorporated areas.
      “June 11, 2001-Comprehensive Plan approved & zoning regulations adopted”
  • Zoning districtsPublished

    Published Gage County agricultural zoning districts and their summary controls.

    • The county page lists AG1, AG2, AG3, and AG4 and provides residence-density and livestock-use categories.
    • The page states that all AG districts allow the Zoning Administrator to approve one to three parcel subdivisions accompanied by a survey.
    “AG1 | 4/Legal Quarter | 300-1000 AU | 1001+ AU | Not Allowed AG2 | 5/Legal Quarter | 300-750 AU | 751+ AU | Allowed AG3 | 2/Legal Quarter | 300-599 AU | 600+ AU | Not Allowed AG4 | Unlimited | None Permitted | 300+ AU | Allowed”
    2 more reviewed findings on this topic
    • Published — County zoning districts and district-specific development standards in Gage County's planning jurisdiction.
      “AG1 | 4/Legal Quarter | 300-1000 AU | 1001+ AU | Not Allowed”
    • Published (with conditions) — Agricultural zoning districts in Gage County.
      “AG1 | 4/Legal Quarter | 300-1000 AU | 1001+ AU | Not Allowed AG2 | 5/Legal Quarter | 300-750 AU | 751+ AU | Allowed AG3 | 2/Legal Quarter | 300-599 AU | 600+ AU | Not Allowed AG4 | Unlimited | None Permitted | 300+ AU | Allowed”
  • Minimum lot sizeSpecified

    Lots in all Gage County agricultural zoning districts.

    • Minimum lot size is three acres in all agricultural districts.
    • If community water and sewer is available, the lot may be as small as one acre.

    minimum lot size: 3 acres (unless community water and sewer is available, then as little as 1 acre)

    “Minimum lot size in all Ag districts is three (3) acres (unless community water and sewer is available then it can be as little as one (1) acre).”
    2 more reviewed findings on this topic
    • Specified — Residential lots in Gage County agricultural zoning districts.
      “Minimum lot size in all Ag districts is three (3) acres (unless community water and sewer is available then it can be as little as one (1) acre).”
    • Specified — Minimum lot size in county agricultural zoning districts.
      “Minimum lot size in all Ag districts is three (3) acres (unless community water and sewer is available then it can be as little as one (1) acre).”
  • SetbacksSpecified

    Front, side, and rear setbacks in Gage County agricultural zoning districts.

    • Agricultural Districts 1, 2, and 3 require a 75-foot front-yard setback measured from the center of the road.
    • Agricultural Districts 1, 2, and 3 have no rear or side-yard limitations unless abutting a residential district.
    • Agricultural District 4 requires a 75-foot front yard, 15-foot rear yard, and 10-foot side yard.

    front setback: 75 feet (measured from center of road in Ag Districts 1, 2, and 3) · rear setback: none (Ag Districts 1, 2, and 3 unless abutting a residential district) · side setback: none (Ag Districts 1, 2, and 3 unless abutting a residential district) · rear setback: 15 feet (Ag District 4) · side setback: 10 feet (Ag District 4)

    “Front Yard Setbacks in Ag Districts 1, 2, & 3 is 75′ from center of road, no limitations on rear and side yard (unless abutting a residential district): Ag 4 has 75′ front yard, 15′ rear yard and 10′ side yard.”
    2 more reviewed findings on this topic
    • Specified — Setbacks in Gage County agricultural zoning districts.
      “Front Yard Setbacks in Ag Districts 1, 2, & 3 is 75′ from center of road, no limitations on rear and side yard (unless abutting a residential district): Ag 4 has 75′ front yard, 15′ rear yard and 10′ side yard.”
    • Specified — Front, rear, and side setbacks in Gage County agricultural zoning districts.
      “75′ front yard, 15′ rear yard and 10′ side yard.”
  • Mandatory utility hookupConditional

    Subdivision utility infrastructure in the county planning and zoning jurisdiction.

    • Electric and telephone service are required within each subdivision.
    • Gas service may be required where reasonably accessible and available.
    • Other county subdivision provisions address water, sewer, drainage, and utility improvements.
    “shall be provided within each subdivision”
  • Subdividing landRegulated (with conditions)

    Subdivision development in Gage County.

    • Special Use Permit approval is needed to develop a subdivision.
    • Preliminary plat approval is usually simultaneous but is not required to be simultaneous.
    • Final plat approval is an agenda item only if all requirements are met.
    “Special Use Permit approval is needed to develop a subdivision. Preliminary Plat is usually approved at the same time (but doesn’t have to be). Final Plat approved as an agenda item only as long as it meets all the requirements.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision of land within Gage County's planning and zoning jurisdiction.
      “No subdivision of land shall be permitted within the jurisdiction of this resolution unless a plat is approved in accordance with the provisions of this resolution.”
    • Regulated (with conditions) — Subdivision development under Gage County subdivision regulations.
      “Parcel sizes of 10.0 acres and under need subdivision approval; Parcel sizes of 10.01 + acres do not need subdivision approval or an accompanying survey. If adding onto a parcel without leaving a parcel under 10.0 acres subdivision is not needed. [...] Special Use Permit approval is needed to develop a subdivision. Preliminary Plat is usually approved at the same time (but doesn’t have to be). Final Plat approved as an agenda item only as long as it meets all the requirements.”
  • Driveway accessLimited

    Driveway and access controls for subdivisions in Gage County.

    • No lot or parcel abutting and accessing a collector or minor street may have a service drive, curb cut, or other access to an arterial street within 50 feet of the right-of-way of an intersecting street on the same side.
    • Driveway culverts must be at least 20 feet long and 18 inches in diameter; head walls may be required.

    arterial access separation: >= 50 feet (measured from the right-of-way of an intersecting street) · driveway culvert length: >= 20 feet · driveway culvert diameter: >= 18 inches

    “minimum diameter of eighteen (18") inches”
  • Building in a floodplainLimited

    Subdivision and new-development layout in Gage County planning jurisdiction where flood hazards are implicated.

    • Subdivision proposals and new development must minimize flood damage.
    • Public utilities and facilities must be located, elevated, and constructed to minimize or eliminate flood damage.
    • Adequate drainage must be provided so building sites are reasonably safe from flood hazards.
    “Subdivision proposals and other proposed new development be required to assure that (a) all such proposals are consistent with the need to minimize flood damage, (b) all public utilities and facilities, such as sewer, gas, electrical, and water systems are located, elevated and constructed to minimize or eliminate flood damage, (c) adequate drainage is provided so as to reduce exposure to flood hazards so as to assure that all building sites are reasonably safe from flood hazards.”
  • Permit feesPublished

    County building and development permit fees in Gage County.

    • The listed development fee applies to all non-farm structures.

    building permit fee: 50 USD · development fee: per 3 USD per 1000 USD (all non-farm structures)

    “There is a $50.00 fee for building permits. ($3.00 per $1,000 Development Fee for all non-farm structures)”
    2 more reviewed findings on this topic
    • Published (with conditions) — County building permits and non-farm structures in Gage County.
      “There is a $50.00 fee for building permits. ($3.00 per $1,000 Development Fee for all non-farm structures)”
    • Published (with conditions) — Gage County building permits and non-farm structures.
      “There is a $50.00 fee for building permits. ($3.00 per $1,000 Development Fee for all non-farm structures)”
  • Permit processPartial

    Gage County zoning, subdivision, special-use, variance, and building-permit applications.

    • Building-permit applications require two identical sets of plans, including a plot plan, footing detail, wall detail, roof detail, and floor plan.
    • Special uses must go before the Planning Commission and County Board; the County Board has final authority.
    • Special-use hearings require advertising at least 10 working days before the hearing, notice to adjoining landowners within one mile, and posting the property.
    • Subdivision applications require two originals; copies or faxes are not accepted.
    • Special Use, zoning-relation-change, or zoning-map-amendment applications must be in the office by the middle of the preceding month.

    adjoining-landowner notice radius: 1 mile · minimum hearing advertisement lead time: >= 10 working days

    “All special uses need to go before the Planning Commission and then the County Board for approval. The County Board has final authority on these issues. Regulations require us to advertise at least 10 working days before the hearing of the date/time/place and purpose, notify adjoining landowners within a one (1) mile radius with the same information and post the property for a Special Use application.”
    One more reviewed finding on this topic
    • Partial — County building-permit application process in Gage County.
      “Need two (2) identical sets of plans at the time of application, including a plot plan, footing detail, wall detail, roof detail and floor plan.”
  • Building permitRequired

    Gage County is a zoned county with a Planning and Zoning department that issues building/zoning permits (a $50 building permit fee plus a per-$1,000 development fee applies to nonfarm structures).

    Gage County Planning and Zoning ↗Scouted from the county site, not yet independently re-checked

Nebraska rules that apply here

  • Owner-builder exemptionAvailable

    A person performing work or having work performed on the person's own property under Nebraska's Contractor Registration Act.

    • The exemption means the person is not a contractor for purposes of the Contractor Registration Act.
    • The exemption applies to work on the person's own property.
    • The statute separately states that a person earning less than five thousand dollars annually for construction services is also not a contractor for purposes of the Act.
    • The exemption does not exempt a contractor from withholding requirements under the Nebraska Revenue Act of 1967.
    • This is a contractor-registration exemption and does not establish exemption from applicable building permits, inspections, building codes, electrical requirements, or other local or state approvals.

    annual construction-services earnings threshold: < 5000 USD (Separate statutory basis for not being a contractor under the Act; the own-property exemption has no stated dollar threshold.)

    “Any person who performs work or has work performed on his or her own property or any person who earns less than five thousand dollars annually for construction services is not a contractor for purposes of the Contractor Registration Act.”
  • Building code adoptedAdopted (with conditions)

    Nebraska's state building code, including state-owned or state-agency buildings and local jurisdictions as specified by Nebraska law.

    • The adopted code consists of the 2018 International Building Code with stated exceptions, the 2018 International Residential Code with stated exceptions, the 2018 International Existing Building Code with a stated exception, the 2018 Uniform Plumbing Code, and minimum radon-resistant construction standards.
    • The state building code applies to all buildings and structures owned by the state or a state agency.
    • It applies in a county, city, or village that elects to adopt it as its local code.
    • It also applies in a county, city, or village that has not adopted an authorized local code within two years after an update to the state building code.
    • The default state-code rule does not apply to construction on a farm or for farm purposes.
    • A local jurisdiction may instead adopt a code that conforms generally with the state building code, subject to the requirements and exceptions in section 71-6406.

    International Building Code edition: 2018 (Except section 101.4.3 and chapter 29; section 305.2.3 applies to a facility having twelve or fewer children; section 310.4.1 applies to a care facility for twelve or fewer persons.) · International Residential Code edition: 2018 (Except section R313 and chapters 25 through 33.) · International Existing Building Code edition: 2018 (Except section 809.) · Uniform Plumbing Code edition: 2018 · local-code adoption deadline after state-code update: 2 years (If no authorized local code is adopted, the state building code applies, except to construction on a farm or for farm purposes.)

    “(1) There is hereby created the state building code. The Legislature hereby adopts by reference:”
  • Minimum dwelling sizeSpecified

    Manufactured homes regulated by a Nebraska city of the primary class within its corporate limits or extraterritorial zoning jurisdiction.

    • The city may impose the 900-square-foot minimum; the statute does not make that minimum mandatory in every city.
    • The manufactured home must bear an appropriate seal showing compliance with the Uniform Standard Code for Manufactured Homes and Recreational Vehicles, the Nebraska Uniform Standards for Modular Housing Units Act, or United States Department of Housing and Urban Development standards.
    • The city may also require the same foundation-system, permanent-utility-connection, setback, and minimum-square-footage standards applicable to a site-built single-family dwelling on the same lot.
    • The city may not require additional standards unless uniformly applied to all single-family dwellings in the zoning district.
    • Valid restrictive covenants of record are not superseded.

    minimum floor area: >= 900 square feet (manufactured homes subject to city standards) · minimum exterior width: >= 18 feet (manufactured homes subject to city standards)

    “(i) The home shall have no less than nine hundred square feet of floor area;”
    One more reviewed finding on this topic
    • Specified — Manufactured homes regulated under Nebraska county zoning authority.
      “The county board may also require that manufactured homes meet the following standards: (i) The home shall have no less than nine hundred square feet of floor area;”
  • Camping on your landLimited

    Temporary camping on state or county public highways, roadside areas, parks, and other property acquired for highway or roadside park purposes in Nebraska.

    • Camping is unlawful except at places designated as campsites by the Department of Transportation, the county, or another governmental entity owning or controlling the property.
    • The statute excludes certain lands transferred or leased to the Game and Parks Commission and other lands controlled by the Game and Parks Commission or a natural resources district, which are governed under separate statutes.
    • Camping includes temporary lodging out of doors in a sleeping bag, tent, trailer, station wagon, pickup camper, camper-bus, or other vehicle.
    • Violation is a Class V misdemeanor and may require reimbursement for campsite damage.

    penalty: Class V misdemeanor

    “It shall be unlawful to camp on any state or county public highway, roadside area, park, [...] except at such places as are designated campsites”
  • Tiny homesLimited

    Tiny houses produced or sold in Nebraska and classified as manufactured homes, modular housing units, or recreational vehicles, including park model recreational vehicles.

    • The Nebraska Public Service Commission states that tiny houses can be built as either a manufactured home, modular housing unit, or recreational vehicle.
    • For a park model recreational vehicle under current Nebraska law, the unit must be designed and marketed as temporary living quarters for recreational, camping, travel, or seasonal use; must not be permanently affixed to real property for use as a permanent dwelling; must be built on a single chassis mounted on wheels; must have a gross trailer area not exceeding 400 square feet in the setup mode; and must be certified by the manufacturer as complying with ANSI A119.5, 2025 edition.
    • LB1147 enacted the 400-square-foot park-model limit and specified the 2020 ANSI A119.5 edition; its emergency clause states that the act takes effect when passed and approved according to law.
    • State classification or construction compliance does not establish unrestricted land-use occupancy. County zoning resolutions may regulate the location, size, and uses of structures including house trailers and automobile trailers, and may regulate uses of buildings and land in unincorporated areas.
    • County zoning powers do not apply within incorporated cities or villages, or areas where a city or village has been granted and is exercising zoning jurisdiction. Local zoning, building, utility, health, and other requirements may therefore impose additional conditions.

    park model gross trailer area: <= 400 square feet (Measured in the setup mode.) · park model chassis: single chassis mounted on wheels · park model permanent-affixation: false (The unit must not be permanently affixed to real property for use as a permanent dwelling.)

    “(16) Park model recreational vehicle means a vehicular unit which meets the following criteria: (a) Is designed and marketed as temporary living quarters for recreational, camping, travel, or seasonal use; (b) Is not permanently affixed to real property for use as a permanent dwelling; (c) Is built on a single chassis mounted on wheels with a gross trailer area not exceeding four hundred square feet in the set up mode; and (d) Is certified by the manufacturer as complying with the ANSI A119.5 Park Model Recreational Vehicle Standard of the American National Standards Institute, 2025 edition;”
  • Who permits septicState

    Onsite wastewater systems, including septic systems, in Gage County.

    • The state program administers standardized design requirements, professional certification, subdivision review, and permits for systems requiring site-specific evaluation.
    • Additional local government requirements may also apply.
    “The Nebraska Onsite Wastewater Program administers regulations meant to protect surface water and groundwater as well as public health and welfare through the use of standardized design requirements, the certification of onsite professionals, the review of plans for subdivision development and the permitting of systems that because of large size, handling of non-domestic wastes, or siting issues require a site specific evaluation.”
    3 more reviewed findings on this topic
    • State (with conditions) — Onsite wastewater treatment facilities serving property in Gage County.
      “The Nebraska Onsite Wastewater Program administers regulations meant to protect surface water and groundwater as well as public health and welfare through the use of standardized design requirements, the certification of onsite professionals, the review of plans for subdivision development and the permitting of systems that because of large size, handling of non-domestic wastes, or siting issues require a site specific evaluation.”
    • State (with conditions) — Onsite wastewater systems serving Gage County properties.
      “The two procedures designed to cover all onsite wastewater treatment systems under these regulations are as follows: 002.01 General Permits as described in 003 below. 002.02 Construction and Operating Permits as described in 004, 005, and 006 below.”
    • Mixed (with conditions) — Onsite wastewater treatment systems statewide in Nebraska, including septic systems, holding tanks, lagoons, mound systems, and other decentralized systems.
      “Any local requirements (city, county) are separate from and in addition to the requirements found in Title 124 that apply statewide.”
  • Septic permitLimited

    Onsite wastewater systems statewide where system size, non-domestic waste handling, or siting issues require a site-specific evaluation and permitting; ordinary systems also remain subject to applicable Title 124 compliance and registration rules.

    • The official program page identifies permitting for systems requiring site-specific evaluation because of large size, handling of non-domestic wastes, or siting issues.
    • A system constructed, reconstructed, altered, modified, or otherwise changed must be registered with the Department.
    • Local city or county requirements may apply separately.
    “Most onsite wastewater systems in Nebraska are constructed under “Authorization by Rule” which does not require a construction permit [...] However, some systems will require a permit”
    2 more reviewed findings on this topic
    • Limited — Construction permits for onsite wastewater systems in Gage County under Nebraska statewide rules.
      “Most onsite wastewater systems in Nebraska are constructed under “Authorization by Rule” which does not require a construction permit from the State of Nebraska. However, some systems will require a permit as a result of the quantity or quality of the wastewater generated or site conditions that do not meet “Authorization by Rule” requirements.”
    • Limited — Construction permits for onsite wastewater systems in Gage County.
      “does not require a construction permit from the State of Nebraska”
  • Septic inspectionLimited

    Inspection, pumping, siting, construction, alteration, repair, closure, or other changes to onsite wastewater systems in Gage County.

    • Inspection of a private onsite wastewater system must be performed under the physical presence and supervision of an Inspector, Master Installer, professional engineer, or registered environmental health specialist.
    • The rule does not establish that every operating system must undergo a periodic inspection.
    “Inspector, Master Installer, a professional engineer [...] physically present at the site”
    One more reviewed finding on this topic
    • Limited — Inspection of private onsite wastewater treatment systems statewide in Nebraska.
      “A private onsite wastewater treatment system shall not be [...] inspected [...] unless the [...] inspection [...] is carried out or supervised by either a certified professional”
  • Off-grid sanitationAllowed (with conditions)

    Off-grid wastewater sanitation using an onsite wastewater treatment system, including septic systems, holding tanks, lagoons, or mound systems, statewide in Nebraska.

    • The onsite system must comply with Title 124.
    • Only a properly certified professional may inspect, repair, pump, or install an onsite septic system.
    • The wastewater directed to the onsite system is limited to domestic wastewater.
    • Any local city or county requirements apply separately.
    “households depend on septic systems [...] for wastewater treatment. [...] the Nebraska Department [...] regulates these systems through Title 124”
  • Well permitLimited

    Construction or modification of water wells in Nebraska groundwater management areas, on land owned or controlled by the person constructing the well.

    • Before commencing construction, the applicant must apply to the district in which the well will be located, using district forms.
    • No permit is required for test holes or dewatering wells intended for use for ninety days or less.
    • No permit is required for a single water well designed and constructed to pump fifty gallons per minute or less.
    • A district may exempt replacement water wells by rule and regulation.
    • A district may require a permit for a well designed and constructed to pump fifty gallons per minute or less when it is commingled, combined, clustered, or joined with another well or water source, excluding a water source used to water range livestock; combined wells are treated as one well and their combined capacity is used as the rated capacity.
    • In groundwater management areas where regulations have been imposed to control declining groundwater levels, a district may require permits for each well or categories of wells designed and constructed to pump fifty gallons per minute or less, except water sources required for human needs relating to health, fire control, or sanitation and water sources used to water range livestock.
    • The district must review the application and issue or deny the permit within thirty days after filing.
    • The application requires a fifty-dollar filing fee payable to the district.
    • The application must include the applicant's name and post-office address, proposed use, intended location, size, type and description, estimated depth if known, estimated capacity in gallons per minute, irrigation acreage and legal description if applicable, non-irrigation use description if applicable, replacement-well registration number if applicable, and other information required by the district.
    • A person who failed to obtain a required permit must apply for a late permit, accompanied by a two-hundred-fifty-dollar fee and the same information required for an ordinary application.
    • A person must apply before modifying a well that was previously exempt into one for which a permit would otherwise be required.

    pump capacity threshold: <= 50 gallons per minute (Single wells at or below this threshold are exempt unless a district rule requires a permit under the statutory exceptions.) · ordinary application filing fee: 50 USD (Payable to the district.) · late permit application fee: 250 USD (Applies when a required permit was not obtained.) · district decision deadline: 30 days (Measured after the application is filed.) · dewatering intended-use period: <= 90 days (Test holes and dewatering wells intended for use for ninety days or less do not require a permit.)

    “shall, before commencing construction, apply with the district in which the water well will be located for a permit on forms provided by the district”
  • Agricultural exemptionAvailable (with conditions)

    County zoning regulations and permit requirements for agricultural-purpose buildings on qualifying Nebraska farmsteads, and county zoning treatment of residences on farmsteads.

    • For purposes of the statute, nonfarm buildings are all buildings except buildings utilized for agricultural purposes on a farmstead of twenty acres or more that produces one thousand dollars or more of farm products each year.
    • The county board may decide whether buildings located on farmsteads used as residences are subject to county zoning regulations and permit requirements.
    • The exemption concerns county zoning and permit requirements; other applicable state, local, health, septic, floodplain, or safety requirements are not resolved by this statute.
    • The statute requires county zoning regulations to be adopted or amended only after adoption of a county comprehensive development plan and receipt of specific planning-commission recommendations.

    qualifying farmstead size: >= 20 acres (farmstead used for agricultural purposes) · annual farm products: >= 1000 USD (farmstead must produce at least this amount of farm products each year)

    “buildings utilized for agricultural purposes on a farmstead of twenty acres or more which produces one thousand dollars or more of farm products each year.”
    One more reviewed finding on this topic
    • Available (with conditions) — Agricultural buildings on farmsteads of at least 20 acres producing at least $1,000 of farm products annually, in the context of county zoning regulations and permit requirements.
      “For purposes of this section and section 23-114.04, nonfarm buildings are all buildings except those buildings utilized for agricultural purposes on a farmstead of twenty acres or more which produces one thousand dollars or more of farm products each year.”
  • Short-term rentalsLimited

    Short-term lodging operations in Nebraska, including hotels, tourist homes, private homes rented in whole or in part, campgrounds, and RV pads or hookups.

    • A separate lodging tax permit is required for each hotel.
    • The permit is issued only after examination and approval.
    • The permit is not assignable and is valid only for the named operator, location, and transaction of business.
    • The permit must be conspicuously displayed.
    • Operating without a permit or after suspension is a misdemeanor; conviction may result in a fine up to $500 per day.
    • The cited state rule addresses lodging-tax permitting and does not establish statewide zoning approval for short-term rentals.

    maximum fine for operation without permit after conviction: <= 500 USD per day

    “Every person engaged in the business of operating a hotel in this state where the public may, for a consideration, obtain sleeping accommodations, must file an application with the Nebraska Department of Revenue for a Nebraska lodging tax permit.”
  • county zoning authorityGeneral

    Nebraska county boards adopting zoning resolutions for county territory outside incorporated cities and villages and outside areas where a city or village has been granted or ceded zoning jurisdiction and is exercising that jurisdiction.

    • The county board may adopt a zoning resolution having the force and effect of law.
    • The zoning resolution may regulate buildings, structures, lot coverage, setbacks, yards, population density, building uses, and land uses for agriculture, forestry, recreation, residence, industry, and trade in the unincorporated area of the county.
    • The powers may not be exercised within incorporated cities or villages or within an unincorporated area over which a city or village has been granted or ceded zoning jurisdiction and is exercising it.
    • A city or village zoning ordinance or amendment controlling an unincorporated area supersedes the county resolution or regulation.
    • If a zoning resolution or regulation affects the Niobrara scenic river corridor, the Niobrara Council must act as provided in section 72-2010.
    • A county board may not prohibit a qualifying manufactured home solely because it is manufactured, but may impose the listed installation and design standards and may not impose additional standards unless uniformly applied to all single-family dwellings in the zoning district.
    • Special districts or zones may be established in areas subject to seasonal or periodic flooding.
    “to adopt a zoning resolution, which shall have the force and effect of law;”
  • county building authorityGeneral

    Nebraska counties adopting, administering, enforcing, and requiring permits under local building or construction codes for buildings, including residential construction, in unincorporated areas.

    • A county may enact, administer, or enforce a local building or construction code only if it adopts the state building code or adopts a building or construction code that conforms generally with the state building code.
    • A local code may include special or differing standards only within the statutory conformity rules, including standards addressing construction costs, safety, durability, efficiency, best practices, or special local conditions.
    • A local code must be regularly updated; generally, the most recently enacted state building code or a conforming code must be adopted within two years after an update to the state building code.
    • If a county does not adopt a code as authorized within two years after an update to the state building code, the state building code applies in the county, except that it does not apply to construction on a farm or for farm purposes.
    • A county may adopt administrative amendments concerning enforcement organization, staff qualifications, plan examination, inspections, appeals, permits, and fees, and may publish those amendments separately from the code.
    • Under section 23-172, county-adopted codes and the building-permit or occupancy-permit requirements imposed by those codes or sections 23-114.04 and 23-114.05 apply throughout the county except within incorporated cities or villages and except within an unincorporated area where a city or village has been granted zoning jurisdiction and is exercising that jurisdiction.
    • Under section 23-114.04, permits are required before erection, construction, reconstruction, alteration, repair, or conversion of a nonfarm building or structure within a zoned area; a permit may be withheld when the proposed purpose conflicts with applicable district zoning regulations.
    • Section 23-114.04 permits reasonable county permit-fee schedules and requires written plans, including sanitation, plumbing, and sewage-disposal information, that fully conform to zoning regulations before permits issue.
    • Section 23-172 states that nothing in that section creates an obligation for the county to inspect plumbing work to determine compliance with the plumbing code.
    “Any county, city, or village may enact, administer, or enforce a local building or construction code if or as long as such county, city, or village: (i) Adopts the state building code; or (ii) Adopts a building or construction code that conforms generally with the state building code.”

Set by your township or city, not the county

In Nebraska, zoning is adopted by each township or city, so Gage County has no county-wide answer on these. Find your township or city in the list of places on this page, or call its clerk or zoning administrator.

  • Lot coverage
  • Building height
  • Living in an RV
  • Manufactured homes
  • Accessory dwellings

Still unanswered

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

  • Inspections — Building inspections for new residential construction in unincorporated Gage County.
  • Certificate of occupancy — Certificates of occupancy for new residential construction in unincorporated Gage County.
  • Local zoning — Aggregate local zoning across Gage County municipalities and other subordinate jurisdictions.

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 Gage County, Nebraska

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

Gage County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost. Watch-outs: workable self-sufficiency basics (31.7″/yr rainfall).

Do you need a building permit in Gage County, Nebraska?

Gage County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Nebraska Department of Environment and Energy (NDEE). 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.

How much does land cost in Gage County, Nebraska?

Land in Gage County runs about $5,474 per acre, based on the latest county data.

What is the water situation in Gage County?

Gage County gets about 31.7" of rain a year, with severe drought in roughly 10.1% of years.

How remote is Gage County?

A representative private-land location has about 27,415 people within a 30-minute drive and 1,847,096 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.

How Gage compares in Nebraska

Compare side-by-side →See all 93 Nebraska counties ranked →