Bolthole Index

Saunders County, Nebraska

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

42Index Score / 100
#66 of 93 in Nebraska

Unincorporated Saunders County, Nebraska requires a building permit for new construction and specified alterations, issued by the county Zoning Administrator under county zoning12. Inside Village of Cedar Bluffs and the Village of Weston, the village issues building permits34; Cedar Bluffs also sets its own zoning5. Septic permits come from Nebraska's state onsite wastewater program, not the county6.

At a glance

Building permit
Required for new construction and other specified work in the county zoning jurisdiction7
Zoning
County zoning applies outside city and village corporate limits and zoning jurisdiction89
Septic
State-administered; a construction and operating permit is required when Title 124 calls for an application1011
RV living
Long-term occupancy on private land is unconfirmed; ask Planning & Zoning before relying on it2
Tiny home
No distinct occupancy rule confirmed; district, permit and wastewater rules still matter8712
Owner-builder
Own-property work is exempt from contractor registration; qualifying owners may also do electrical work without a state license13147
R-1 lot with private well and septic
Generally 3 acres; an approved engineering report may allow less, but never below 2 acres15

Who to call

Building permits

Saunders County Planning & Zoning

County zoning, building permits, zoning maps and regulations; contact this office about floodplain development applications

402-443-8136

mpolacek@saunderscounty.ne.gov

433 N Chestnut St, Suite 302, Wahoo, NE 68066

Online permits →

Septic permits

Nebraska Department of Water, Energy, and Environment Onsite Section

Nebraska onsite wastewater professional certification and statewide program questions

(402) 471-4285

245 Fallbrook Blvd., Ste. 100, Lincoln, NE 68521

Building permits

Saunders County Planning & Zoning permit FAQ

Published building-permit submittal guidance, parcel zoning and setback questions, and road-jurisdiction guidance

Building permits

Saunders County Planning & Zoning forms

County planning, zoning, building, subdivision, variance and floodplain application forms

Contact details are copied from each office’s official page and were checked against it on October 13, 2026.

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

Yes. In unincorporated Saunders County's zoning jurisdiction, a building permit is required before excavating, constructing, reconstructing, enlarging, altering or moving a building or structure, or changing its use or occupancy7. New construction, moved-in structures, service-entrance replacement, plumbing or wiring extensions, foundation work, wall-removal remodeling, and grade changes involving sidewalks, driveways or curb cuts all require an application; listed maintenance is exempt only when it does not change construction, grade, floor area or dimensions7. Saunders County has adopted the 2018 building, residential, energy-conservation and plumbing codes, and every building subject to county zoning must comply with the Saunders County Building Code1617. Water, sewer or electric connections require the building permit first, except for farm outbuildings, and the county will not issue a connection permit for land subdivided contrary to its rules1819. Nebraska's owner-builder exemptions cover contractor registration and electrical licensing; they do not waive Saunders County building permits20. We could not confirm an inspection schedule or certificate-of-occupancy rule, so ask Planning & Zoning2.

Who issues building permits in Saunders County, and how do you reach the office?

In unincorporated Saunders County, the Zoning Administrator receives building and zoning applications, and the county Planning & Zoning office maintains the official zoning map and current regulations212. Reach Saunders County Planning & Zoning at 402-443-8136 or mpolacek@saunderscounty.ne.gov, or visit 433 N Chestnut St, Suite 302, Wahoo, NE 680662. The forms page provides building-permit, subdivision, replat, variance and floodplain applications22. The application asks for complete blueprints and a plot plan showing lot dimensions and setbacks23. The county's rules apply outside city and village limits and zoning jurisdictions24. Inside Village of Cedar Bluffs, the village issues building permits through its Village Clerk3, and the same is true in the Village of Weston4. Septic permits do not move to either village; they stay with the state program6. Bring the legal description and address when asking about jurisdiction, district or setbacks25.

Does Saunders County have zoning?

Yes. Saunders County zoning applies to all area outside the corporate limits and zoning jurisdiction of any city or village248. Village of Cedar Bluffs adopted its own zoning regulations5, and a city or village zoning ordinance controlling land beyond its limits supersedes the county's26. The county publishes districts and a zoning map, but later amendments may not appear online; Planning & Zoning keeps the current official versions272. Lot size is district-specific: the cited residential table generally requires 3 acres where a private well and septic serve the dwelling, and an approved engineering report may allow less, but never below 2 acres28. The A-1 district also requires a minimum 3-acre site for a single-family dwelling29. In R-1, the dwelling table lists 50-foot front, 10-foot side and 20-foot rear setbacks and a 35-foot height limit3031. Floodplain development needs its own permit32.

How do septic permits work in Saunders County?

Septic systems in Saunders County fall under Nebraska's statewide Title 124 program, with any local requirements applying separately6. Most Nebraska systems proceed under Authorization by Rule without a state construction permit, but standards and registration still apply33. When a permit application is required, Title 124 requires a construction permit before building and an operating permit before the system is used34. A permit is required for a system handling at least 1,000 gallons per day, managing non-household wastewater or falling outside Authorization by Rule; the $450 application fee covers both permits35. Replacing or altering a system with a concrete-block or metal tank requires inspecting the tank and replacing it unless it is sound and watertight; we could not confirm an inspection rule for every system36. Onsite work must be done by a certified professional37. Inside Village of Cedar Bluffs, village code also regulates septic tanks, so ask the Village Clerk before planning one38. Only 8.3% of mapped Saunders County soils avoid a very-limited rating for a conventional drain field, so evaluate wastewater feasibility early39.

Can you live in an RV or tiny home in Saunders County?

We could not confirm a general Saunders County rule allowing long-term RV occupancy or temporary camping on private land; ask Planning & Zoning about the parcel and proposed use before buying around an RV plan2. Nebraska's public-property camping rule does not answer private-land RV living40. A tiny house may be classified by the state as a manufactured home, modular unit or recreational vehicle, but that classification does not override local land-use rules41. A tiny home used as a dwelling still faces county zoning, permits and wastewater requirements8710. The 500-square-foot minimum applies to mobile homes in an R-M park, while the Planned Development District lists 900 square feet for a detached house and 800 square feet per duplex or multifamily unit unless a conditional-use permit reduces the minimum4243.

How do you build a home in Saunders County, step by step?

  1. Call Saunders County Planning & Zoning with the legal description and address to confirm jurisdiction, zoning district, setbacks, allowed use and floodplain status225.
  1. Confirm that any land split or plat complies with county subdivision rules before applying44.
  1. Lay out the home, well, septic area and driveway; use a state-certified onsite professional for wastewater work37.
  1. Submit the legal description, owner and applicant details, proposed use, complete blueprints, and a plot plan showing lot dimensions and setbacks2125. Expect a written decision within 15 days45.
  1. Obtain the building permit before covered work and the floodplain permit for development in a regulated floodplain73246.
  1. Obtain any required state septic construction and operating permits and register the system as applicable1133.
  1. If doing the work yourself, remember that the own-property contractor-registration exemption and qualifying owner electrical-license exemption do not waive county permits13147.
  1. Confirm road access with Planning & Zoning: an A-1 dwelling site must be along an improved county road, county-jurisdiction driveway grade changes and curb cuts require a building-permit application, and state-highway approaches need a state permit474849.

What should you check before buying land in Saunders County?

Confirm jurisdiction first because county zoning stops where a city or village's corporate limits or zoning jurisdiction begins9. Ask Planning & Zoning for the current official district, setbacks, allowed use, subdivision status and floodplain status tied to the legal description27504446. Test septic feasibility early: only 8.3% of mapped soils avoid a very-limited rating for a conventional drain field39. Identify the road authority because county jurisdiction covers only some gravel and paved roads, while others belong to the state, a city or a village25. An A-1 dwelling site must be along an improved county road, and state-highway approaches need a state permit4749. For budgeting context, farmland averages about $7,483 per acre, the effective property-tax rate is about 1.3%, and the median annual property-tax bill is about $3,247515253.

Watch-outs

  • A city or village may control zoning beyond its corporate limits, and a municipal ordinance there supersedes the county's, so confirm jurisdiction before relying on Saunders County standards926.
  • Minimum dwelling size is district-specific: the R-M rule applies to mobile homes in a park, while Planned Development has separate dwelling minimums4243.
  • Only 8.3% of mapped Saunders County soils avoid severe limitations for a conventional septic drain field, so a standard system should not be assumed without site evaluation39.
  • First identify the road authority: an A-1 dwelling site must be along an improved county road, while state-highway approaches require a state permit4749.
  • State owner-builder exemptions cover contractor registration and electrical licensing, not county building permits or zoning compliance20.

Sources

  1. Saunders County Zoning Regulations — Sections 4.03–4.07, quoted and re-checked
  2. Saunders County Planning & Zoning (saunderscounty.ne.gov)
  3. Village of Cedar Bluffs: § 150.020 Building Permits; Generally (Saunders County), quoted and re-checked
  4. Village of Weston: § 150.017 Building Permits (Saunders County), quoted and re-checked
  5. Village of Cedar Bluffs: § 153.15 Adopted — Zoning Regulations (Saunders County), quoted and re-checked
  6. Title 124 Onsite Wastewater Treatment Systems, quoted and re-checked
  7. Saunders County Zoning Regulations, quoted and re-checked
  8. Saunders County Zoning Regulations, 2015 Update, quoted and re-checked
  9. Saunders County Zoning Regulations, 2015 Update, quoted and re-checked
  10. Owner Construction/Operating Permit Checklist, quoted and re-checked
  11. Owner Construction/Operating Permit Checklist, quoted and re-checked
  12. Onsite Wastewater Treatment Facilities: Just for Homeowners (Nebraska statewide rule), quoted and re-checked
  13. Nebraska Revised Statute 48-2104 — Registration required, quoted and re-checked
  14. Nebraska Revised Statute 81-2121 — State Electrical Act exemptions, quoted and re-checked
  15. Saunders County Zoning Regulations, 2015 Update, quoted and re-checked
  16. Adopted Codes and Climatic and Geographic Design Criteria, quoted and re-checked
  17. Saunders County Zoning Regulations — Sections 4.03–4.07, quoted and re-checked
  18. Saunders County Zoning Regulations — Sections 4.03–4.07, quoted and re-checked
  19. Saunders County Zoning Regulations, quoted and re-checked
  20. Who Needs to Register, quoted and re-checked
  21. Saunders County Zoning Regulations, 2015 Update, quoted and re-checked
  22. Saunders County Planning & Zoning forms (saunderscounty.ne.gov)
  23. Building Permit Application, quoted and re-checked
  24. Saunders County Zoning Regulations, quoted and re-checked
  25. Saunders County Planning & Zoning permit FAQ (saunderscounty.ne.gov)
  26. Nebraska Revised Statute 23-114 (Nebraska statewide rule), quoted and re-checked
  27. Saunders County Zoning Regulations, quoted and re-checked
  28. Saunders County Zoning Regulations, quoted and re-checked
  29. Saunders County Zoning Regulations — 2015 Update, quoted and re-checked
  30. Saunders County Zoning Regulations, quoted and re-checked
  31. saunderscounty.ne.gov, quoted and re-checked
  32. Saunders County Zoning Regulations, quoted and re-checked
  33. Onsite Wastewater Program (Nebraska statewide rule), quoted and re-checked
  34. Title 124 Onsite Wastewater Treatment Systems, quoted and re-checked
  35. Onsite Wastewater Treatment Facilities: Construction/Operating Permits, quoted and re-checked
  36. Title 124 Onsite Wastewater Treatment Systems, quoted and re-checked
  37. Nebraska Department of Water, Energy, and Environment Onsite Section (dwee.nebraska.gov)
  38. Village of Cedar Bluffs: § 52.032 Cesspools, Privies and Septic Tanks Prohibited (Saunders County), quoted and re-checked
  39. 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
  40. Nebraska Revised Statute 39-312 — Camping; permitted; where; violation; penalty (Nebraska statewide rule), quoted and re-checked
  41. Housing and Recreational Vehicle (Nebraska statewide rule), quoted and re-checked
  42. saunderscounty.ne.gov, quoted and re-checked
  43. saunderscounty.ne.gov, quoted and re-checked
  44. Saunders County Subdivision Regulations, quoted and re-checked
  45. Saunders County Zoning Regulations — Sections 4.03–4.07, quoted and re-checked
  46. Forms, Permits, and Regulations, quoted and re-checked
  47. Saunders County Zoning Regulations — 2015 Update, quoted and re-checked
  48. Saunders County Zoning Regulations, quoted and re-checked
  49. Title 410, Chapter 2 - Driveway and Approach Road Permits (Nebraska statewide rule), quoted and re-checked
  50. saunderscounty.ne.gov, quoted and re-checked
  51. Farmland value per acre (USDA census): Bolthole Index county data
  52. Effective property tax rate: Bolthole Index county data
  53. Median property tax bill: Bolthole Index county data

Written October 13, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like 5 of its 6 neighbors, Saunders County has countywide zoning.

RuleSaunders CountyDodge CountyDouglas CountyLancaster CountyButler CountyWashington CountySarpy County
Building permitRequiredRequiredRequiredLimitedNot requiredRequiredRequired
County zoningYesYesYesYesNoYesYes
Septic permitsNE Dept. of Env. & EnergyNE Dept. of WaterCounty Health Dept.NDEENE Dept. of Env. & EnergyNDEENE Dept. of Env. & Energy

County locator

Saunders County in Nebraska

42
County map
Saunders County highlighted among the Nebraska counties · colored by Index score

How Saunders County scores

Seclusion29100% ev.
Self-Sufficiency29100% ev.
Admin Boringness49100% ev.
Durability47100% ev.
Property Autonomy53100% ev.
Carry Cost54100% 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 →

$364kTypical home
1.3%Property tax
$7,483Land / acre
31.2"Annual rain
16.3% of yrsSevere drought
12.8 / yr (+10.5)Mid-century 100°F days
20.2 daysMid-century dry spell
1.79" (+3.4%)Mid-century 1-day rain
1.61×Wildfire change factor
100%Forward climate coverage
$2,661Home insurance / yr
5.5% / yrInsurance growth
2.51%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
57,586People within 30 min
1,940,339People within 2 hr
22,491Radius comparison (15 mi)
31.3People / sq mi
0.6%Federal land
98.4%Land at 15% slope or less
8.3%Soils rated "not limited" for septic (strict USDA rating)
39,080 acWorkable land screen
6.1%Wooded land
46.9 tonsBiomass / forest ac
50.8°FAvg temp

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Cities and towns in Saunders 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: Ashland · Ashland Township · Bohemia Township · Center Township · Village of Ceresco · Chapman Township · Chester Township · Clear Creek Township · Village of Colon · Douglas Township · Elk Township · Green Township · Village of Ithaca · Leshara Township · Village of Leshara · Village of Malmo · Marble Township · Marietta Township · Mariposa Township · Village of Mead · Village of Memphis · Morse Bluff Township · Village of Morse Bluff · Newman Township · North Cedar Township · Oak Creek Township · Pohocco Township · Village of Prague · Richland Township · South Cedar Township · Stocking Township · Union Township · Village of Valparaiso · Wahoo · Yutan

Answers from the rulebook for Saunders County

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

Saunders County rules

  • Building permitRequired

    Construction, alteration, movement, use, or occupancy of buildings and structures under the county zoning regulations.

    • The regulation states maintenance of existing buildings and structures is exempt in all districts only when maintenance consists of painting, papering, roofing, siding, storm windows, steps, sidewalks, or driveways where existing construction or grade is not changed and overall floor area or dimensions are not changed.
    • New construction, moved-in structures, replacement of service entrances, plumbing or wiring extensions, foundation repair or replacement, remodeling where walls are removed, and grade changes to sidewalks or driveways, including curb cuts, require a building-permit application.
    “It shall be unlawful to commence or do any excavating, erecting, constructing, reconstructing, enlarging, altering, or moving of any building or structure or to use or occupy or permit the use or occupancy of any building, land or premises, or construction or connection to water or sewer facilities or part thereof hereafter created, erected, changed, converted, or wholly or partly altered or enlarged in its use or structure until a building permit shall have been issued therefore by the County Zoning Administrator stating that the proposed use of the building or land conforms to this regulation.”
    One more reviewed finding on this topic
    • Required — Construction, alteration, movement, occupancy, or utility connection involving buildings or structures in the county zoning jurisdiction.
      “It shall be unlawful to commence or do any excavating, erecting, constructing, reconstructing, enlarging, altering, or moving of any building or structure or to use or occupy or permit the use or occupancy of any building, land or premises, or construction or connection to water or sewer facilities or part thereof hereafter created, erected, changed, converted, or wholly or partly altered or enlarged in its use or structure until a building permit shall have been issued therefore by the County Zoning Administrator stating that the proposed use of the building or land conforms to this regulation.”
  • Building code adoptedAdopted

    County-adopted building, energy, residential, and plumbing codes.

    • The source lists the adopted editions but does not provide a separate enforcement or inspection procedure.

    International Building Code edition: 2018 · International Energy Conservation Code edition: 2018 · International Residential Code edition: 2018 · Uniform Plumbing Code edition: 2018

    “Adopted Codes 2018 International Building Code 2018 International Energy Conservation Code 2018 International Residential Code 2018 Uniform Plumbing Code”
    One more reviewed finding on this topic
    • Adopted (with conditions) — Buildings and structures subject to Saunders County zoning regulations.
      “All buildings or structures shall be constructed in compliance with the Saunders County Building Code. The plans, design data, and specifications shall be submitted to the County Building Inspector.”
  • County-wide zoningPresent

    County zoning in areas outside incorporated city and village corporate limits and zoning jurisdictions.

    • University of Nebraska and National Guard properties are exempt from county zoning regulations, except that the county administers adopted floodplain regulations.
    • Incorporated municipalities may exercise their own zoning jurisdiction.
    “The requirements set by these regulations shall be applicable to all area outside the corporate limits and any zoning jurisdiction of any city or village.”
    One more reviewed finding on this topic
    • Present — County zoning jurisdiction outside the corporate limits and zoning jurisdiction of any city or village.
      “The requirements set by these regulations shall be applicable to all area outside the corporate limits and any zoning jurisdiction of any city or village.”
  • Local zoningVaries (with conditions)

    County aggregate of zoning in Saunders County; county rules apply outside incorporated municipal zoning jurisdictions, while cities and villages may administer their own zoning.

    • The county regulations expressly exclude areas within the corporate limits or zoning jurisdiction of a city or village.
    • Municipal zoning ordinances must be checked for incorporated locations.
    “The requirements set by these regulations shall be applicable to all area outside the corporate limits and any zoning jurisdiction of any city or village.”
    One more reviewed finding on this topic
    • Present (with conditions) — County zoning regulations in areas outside the corporate limits and zoning jurisdiction of any city or village in Saunders County.
      “The requirements set by these regulations shall be applicable to all area outside the corporate limits and any zoning jurisdiction of any city or village.”
  • Zoning districtsPublished

    County zoning districts and official zoning map.

    • The online zoning regulation states that amendments after adoption may not be reflected in the online map or regulations; the county Planning and Zoning office maintains the most current official versions.
    “SECTION 2.02 ZONING DISTRICTS [...] SECTION 2.03 OFFICIAL ZONING MAP”
  • Minimum dwelling sizeSpecified

    Residential dwellings in the Planned Development District.

    • A conditional-use permit is required to reduce the stated habitable floor-area minimum, as provided in the following section.

    single-family detached dwelling minimum floor area on one floor: >= 900 sq ft (garages and other accessory floor area excluded) · duplex or multifamily dwelling unit minimum habitable floor area: >= 800 sq ft (garages and other accessory floor area excluded)

    “A single family detached residential dwelling unit shall contain at least 900 square feet of floor area on one floor level, for living purposes, all exclusive or garages and other accessory floor area. Each residential dwelling unit for more than a single family, as a duplex or multi-family building, shall contain at least 800 square feet of habitable floor area finished for living purposes, exclusive of a garages and other accessory floor area.”
    One more reviewed finding on this topic
    • Specified — Mobile homes in the R-M Mobile Home Residential District.
      “There shall be a minimum livable floor area of five hundred (500) square feet in each mobile home.”
  • Minimum lot sizeDistrict specific (with conditions)

    Single-family dwellings and residential development in county zoning districts.

    • The A-1 district requires a minimum three-acre site for a single-family dwelling.
    • The RE district table lists three acres for dwellings served by private wells and septic systems, with a two-acre floor when the stated engineering-report conditions apply.
    • Other districts have different dimensional standards.

    A-1 single-family dwelling minimum site: >= 3 acres (subject to district separation, access, density, and other stated conditions) · RE dwelling lot area: >= 3 acres (private wells and septic systems; detailed engineering report may permit less than three acres but not less than two acres)

    “The location contains a minimum of 3 acres on the site.”
    2 more reviewed findings on this topic
    • Specified — Residential districts and mobile-home districts under Saunders County zoning regulations.
      “Dwellings 3 acres1 150 50 10 20 35 [...] When lots are less than three (3) acres in size, a detailed engineering report that is approved by the Saunders County Zoning Department must be submitted and will be detailed on the Subdivision plat, in any case the lot size shall not be less than two (2) acres.”
    • Specified — Residential and other uses in county zoning districts; requirements vary by district and use.
      “When private wells and septic systems serve dwelling. When lots are less than three (3) acres in size, a detailed engineering report that is approved by the Saunders County Zoning Department must be submitted and will be detailed on the Subdivision plat, in any case the lot size shall not be less than two (2) acres.”
  • SetbacksSpecified

    Dwellings in Saunders County zoning districts, with requirements varying by district and utility service.

    • The R-1 table lists 50-foot front, 10-foot side, and 20-foot rear setbacks for dwellings; dwellings served by community sewer and water list a 20-foot front, 10-foot side, and 20-foot rear setback.
    • Mobile-home parks and individual mobile-home lots have separate setbacks.

    R-1 dwelling front setback: 50 feet (community sewer and water dwellings list 20 feet) · R-1 dwelling side setback: 10 feet · R-1 dwelling rear setback: 20 feet

    “Front Yard Setback (feet) Side Yard Setback (feet) Rear Yard Setback (feet) Max. Height (feet) Dwellings 3 acres1 150 50 10 20 35”
    One more reviewed finding on this topic
    • District specific (with conditions) — Building setbacks under the applicable zoning district.
      “Setbacks are different for each zoning district. We need to know the legal description and address.”
  • Lot coverageSpecified

    Accessory structures in the R-1 Residential District.

    • Accessory structures must have less lot coverage than permitted principal structures.
    “6.05.04 Permitted Accessory Uses and Structures All structures shall have less lot coverage than the permitted principal structures.”
  • Building heightSpecified

    Dwellings in the R-1 Residential District.

    • The cited table lists a maximum height of 35 feet for dwellings, including the listed community-sewer-and-water and unincorporated-community dwelling rows.

    maximum dwelling height: 35 feet

    “Max. Height (feet) Dwellings 3 acres1 150 50 10 20 35”
  • Mandatory utility hookupConditional

    Water and sewer connections for buildings on land subdivided contrary to county subdivision regulations.

    • The rule bars county issuance of a building permit or water/sewer connection permit for buildings on land subdivided contrary to the regulations.
    • The source does not establish a universal requirement to connect to public water or sewer.
    “UTILITY CONNECTIONS AND BUILDING PERMITS PROHIBITED”
    One more reviewed finding on this topic
    • Conditional — Water, sewer, and electric connections for buildings or structures in the county zoning jurisdiction.
      “No person or employee of Saunders County or of any utility company or its agent shall make any utilities connection including but not limited to water, sewer, or electric, or issue any order for utility connections for any building or structure before a building permit has been applied for and issued by the Saunders County Inspector, except farm outbuildings.”
  • Subdividing landRegulated (with conditions)

    Subdivision, platting, and laying out building lots in unincorporated areas outside city or village subdivision-control areas.

    • County Board approval is required before subdivision, platting, or laying out building lots.
    • City or village subdivision regulations supersede county regulations where the city or village exercises control.
    • Small subdivisions, replats, lot splits, and single-lot farmstead subdivisions have separate procedures.
    “without first having obtained the approval thereof of the Saunders County Board.”
  • Driveway accessLimited

    Driveway construction, grade changes, and curb cuts subject to county permitting where the county has road jurisdiction.

    • The zoning regulation treats change of grade of sidewalks or driveways, including curb cuts, as activities requiring a building-permit application.
    • The county road page provides a Driveway Access Application.
    • County road jurisdiction does not cover every road; some roads are state, city, or village roads.
    “All new construction or moved-in structures, replacement of service entrances, plumbing or wiring extensions, foundations repair or replacement and remodeling where walls are removed, and change of grade of sidewalks or driveways, including all curb cuts, and other similar activities shall not be considered maintenance and shall require an application for a building permit.”
    One more reviewed finding on this topic
  • Building in a floodplainLimited

    Development requiring county floodplain review or a floodplain development application.

    • The county publishes a Floodplain Development Application.
    • The building permit application includes a floodplain designation and a floodplain development fee field.
    • The source set does not establish that every parcel is in a floodplain or that every project requires the application.
    “FLOODPLAIN - Y( ) N( ) [...] Floodplain Development Fee”
    One more reviewed finding on this topic
    • Required — Floodplain development and substantial improvements in areas covered by the Saunders County floodplain regulations.
      “In all areas covered by this Resolution no development shall be permitted except upon the issuance of a flood plain permit to develop,”
  • Permit feesVariable (with conditions)

    Building-permit application fees and related floodplain and contractor-registration fees.

    • The official application provides fee fields but does not state the fee amounts.
    • Fees may depend on the project and applicable floodplain or contractor-registration requirements.
    “Amount Due Floodplain Development Fee Contractor Registration Fee”
  • Permit processPublished (with conditions)

    County building-permit and zoning-compliance applications.

    • Applications must be on the county-prescribed form, complete, identify the legal description, owner and applicant, proposed use, and required site information.
    • Applications must include plans or surveys showing buildings, lot areas, grading, parking, drives, roads, water supply, and sewage disposal facilities.
    • The Zoning Administrator must issue a written permit or denial within 15 days; an applicant may appeal within the next 30 days if no decision is issued.
    • A permit expires after 18 months if the use is not completed unless an extension is obtained; reinstatement requires a county-established fee.

    initial written decision deadline: 15 days · appeal period after no decision: 30 days · permit completion period: 18 months (unless an extension is obtained)

    “Applications for permits shall; (1) be written on a form prescribed by the county zoning administrator, (2) be filed with the county zoning administrator, (3) be complete, (4) furnish the legal description of the property as a lot of public record, (5) provide the name of the owner and applicant, (6) describe the uses to be established or expanded, and (7) furnish or provide such other information as may be required for the enforcement of this regulation.”
    2 more reviewed findings on this topic
    • Partial — County building and zoning permit process.
      “Applications for permits shall; (1) be written on a form prescribed by the county zoning administrator, (2) be filed with the county zoning administrator, (3) be complete, (4) furnish the legal description of the property as a lot of public record, (5) provide the name of the owner and applicant, (6) describe the uses to be established or expanded, and (7) furnish or provide such other information as may be required for the enforcement of this regulation.”
    • Partial — Saunders County building permit application materials for areas governed by county zoning.
      “The Planning & Zoning office maintains the official zoning map and most current copy of the zoning regulations. Any amendments following the adoption on March 3, 2015, may not be reflected on the online versions of the map and regulations.”

Nebraska rules that apply here

  • Owner-builder exemptionAvailable

    An owner performing construction work on the owner's own property for Nebraska contractor-registration purposes, and an owner performing electrical work on the owner's principal residence not larger than a single-family dwelling or on farm property, subject to the statutory exclusions and inspection requirements.

    • The Nebraska Department of Labor defines a contractor as a person or business engaging in or arranging for work on real property other than their own property.
    • The electrical owner exception applies to a principal residence no larger than a single-family dwelling or farm property.
    • The electrical exception excludes commercial or industrial installations and installations in public-use buildings or facilities.
    • The electrical exemption from licensing does not eliminate inspections required under the State Electrical Act.
    • For installations subject to state inspection, the licensee or owner must submit an inspection request at or before commencement and pay the supervisory and applicable inspection fees.
    • These state exemptions do not establish an exemption from local Saunders County building permits, zoning-compliance permits, plan submission, or county building-inspector authorization.

    state electrical supervisory fee: 0.5 USD (Additional inspection fees required for the installation also apply.)

    “(5) Prohibit an owner of property from performing work on his or her principal residence, if such residence is not larger than a single-family dwelling, or farm property, excluding commercial or industrial installations or installations in public-use buildings or facilities, or require such owner to be licensed under the act;”
    3 more reviewed findings on this topic
    • Available (with conditions) — An owner performing construction work, or having construction work performed, on the owner's own property in Saunders County, under Nebraska's Contractor Registration Act.
      “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.”
    • Available (with conditions) — An owner performing electrical work on the owner's principal residence or farm property in Saunders County.
      “Prohibit an owner of property from performing work on his or her principal residence, if such residence is not larger than a single-family dwelling, or farm property, excluding commercial or industrial installations or installations in public-use buildings or facilities, or require such owner to be licensed under the act;”
    • Available — A person performing work or having work performed on the person's own property under Nebraska's Contractor Registration Act.
      “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.”
  • 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 (with conditions)

    Onsite wastewater treatment systems in Saunders County.

    • Local requirements may be separate and may differ from Title 124 requirements.
    • General permits may authorize qualifying systems subject to their conditions.
    • Repairs exempted by Title 124 Chapter 2 are treated differently.
    “The owner of a dwelling or non-dwelling facility or the owner’s designee, proposing to construct, reconstruct, alter, modify, or make a repair not exempted in Chapter 2 to an onsite wastewater treatment system not covered by a general permit will apply for and obtain a construction permit from the Department prior to construction of the system.”
    2 more reviewed findings on this topic
    • State — Onsite wastewater systems in Saunders County under Nebraska Title 124.
      “Title 124 permit application review completed, design issues resolved and Title 124 Construction Permit issued by NDEE”
    • 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 in Saunders County subject to Nebraska Title 124 permitting thresholds.

    • Most systems are constructed under a General Permit that does not require a state construction permit.
    • A permit is required for systems handling flows of 1,000 gallons per day or more, managing non-household wastewater, or not covered under Authorization by Rule.
    • A construction permit is required before building and an operating permit before system use.
    • Plans must be prepared by a professional engineer.

    flow threshold: >= 1000 gallons per day · permit application fee: 450 USD (covers both construction and operating permits)

    “A permit is required for onsite wastewater systems that: Handle flows of 1,000 gallons per day or more Manage non-household wastewater Are not covered under “Authorization by Rule” (Title 124, Chapter 3, Section 002)”
    3 more reviewed findings on this topic
    • Required — Onsite wastewater systems when a Title 124 permit application is required.
      “When a permit application is required, Title 124 requires a construction permit prior to any onsite system construction and an operating permit prior to wastewater discharge to or any use of the onsite system.”
    • Required — Construction, reconstruction, alteration, modification, or non-exempt repair of onsite wastewater systems in Saunders County.
      “When a permit application is required, Title 124 requires a construction permit prior to any onsite system construction and an operating permit prior to wastewater discharge to or any use of the onsite system.”
    • Limited — 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.
      “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”
  • Septic inspectionLimited

    Existing concrete-block or metal tanks that are replaced, reconstructed, altered, or modified.

    • The existing tank must be inspected.
    • Replacement is required unless the existing tank is determined to be structurally sound and watertight.
    • The reviewed sources do not establish a universal inspection requirement for every septic system.
    “When an existing system is being replaced, reconstructed, altered, or modified and there is an existing concrete block or metal tank that is part of the system, the tank is to be inspected. The existing tank is to be replaced with a tank which has been permitted by the Department unless the existing tank is determined to be structurally sound and watertight.”
    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 Saunders 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.

  • 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 construction in the county zoning jurisdiction.
  • Certificate of occupancy — Certificates of occupancy for buildings in the county zoning jurisdiction.

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 Saunders County, Nebraska

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

Saunders County scores 42/100 on the Bolthole Index, a marginal county profile. Watch-outs: workable self-sufficiency basics (31.2″/yr rainfall) and about 57,586 people within a 30-minute drive.

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

Saunders County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Nebraska Department of Environment and Energy (NDEE/DWEE) Onsite Wastewater Program. 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 Saunders County, Nebraska?

Land in Saunders County runs about $7,483 per acre, based on the latest county data.

What is the water situation in Saunders County?

Saunders County gets about 31.2" of rain a year, with severe drought in roughly 16.3% of years.

How remote is Saunders County?

A representative private-land location has about 57,586 people within a 30-minute drive and 1,940,339 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 Saunders compares in Nebraska

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