Bolthole Index

San Juan County, New Mexico

Building permits, zoning and septic rules in San Juan County, New Mexico

46Index Score / 100
#10 of 33 in New Mexico

Unincorporated San Juan County, New Mexico requires a county building permit for a home and a verified E-911 address before issuance1. Rural unincorporated land has no county zoning, but county building-design setbacks still apply23. Municipal zoning differs, while septic permits and inspections go through the New Mexico Environment Department’s local field office456.

At a glance

Building permit
Required in unincorporated San Juan County, issued by the county Building Department1
Zoning
No county zoning in rural unincorporated areas; municipal zoning differs and county design setbacks still apply243
Septic permit
Required through the New Mexico Environment Department, with inspection before covering576
Owner-builder
Homeowner's permit available for a principal residence, applied for in person; no contractor's license needed8
RV living
No county zoning restriction on rural unincorporated land; separate building and wastewater requirements still matter917
Tiny home
A permanent-foundation dwelling may qualify under state code; park operation requires a county license1011
Manufactured home
State installation permit required, valid 180 days12
Land division
County approval or an approved exemption is required when land is divided for sale, lease, conveyance or development13

Who to call

Building permits

San Juan County Building Department (Community Development)

Building permits and inspections for unincorporated San Juan County, plus rural addressing, subdivision/land-division review, floodplain permits, mobile home permits, and county-road driveway permits

(505) 334-4313

100 South Oliver, Aztec, NM 87410

Septic permits

New Mexico Environment Department, Farmington Field Office (Liquid Waste Program)

On-site liquid waste (septic) system permits and inspections for San Juan County, under the state Liquid Waste Program

505-566-9741

farmington.ehb@env.nm.gov

1800 E 30th St, Suite B, Farmington, NM 87401

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

Going off-grid in San Juan County means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in San Juan County, New Mexico?

Yes: unincorporated San Juan County requires a building permit for a home, issued by the county Building Department, and the permit will not issue without a verified E-911 physical address1. The county lists the 2021 New Mexico Residential Building Code and the 2021 International Residential Code among its applicable codes14. New Mexico requires a permit before covered residential construction begins; listed exceptions include a one-story tool or storage building no larger than 120 square feet, although separate plumbing, electrical or mechanical permits may still apply15. The residential permit fee covers required inspections, which the local authority having jurisdiction administers16. County-covered new homes, additions and accessory structures require at least 24 hours' notice for an inspection request17. Inside Farmington, the city handles building permits for most residential projects; Bloomfield requires its own mobile-home movers/set permit before moving a mobile home for occupancy1819. Septic permitting remains with NMED, including inside Bloomfield520.

Who is the San Juan County building department, and how do you reach them?

The San Juan County Building Department, part of Community Development, handles building permits for unincorporated San Juan County, while septic permits stay with the state Environment Department15. Reach the office at (505) 334-4313; the county's main address is 100 South Oliver, Aztec, NM 8741021. The county page also lists rural addressing at (505) 334-4314, land divisions at (505) 334-4248, floodplain and mobile-home permits at (505) 334-4719, county-road driveway permits at (505) 334-4530, and state or U.S. highway driveway permits at (505) 476-422321. For a county building-permit fee quote, contact the San Juan County Building Department at (505) 334-431321. A building or structure covered by the county residential checklist cannot be used or occupied until the building official issues the required certificate22.

Does San Juan County have zoning?

Rural, unincorporated San Juan County has no county zoning requirements; the county checklist requires planning/zoning approvals in Aztec, Bloomfield and Kirtland24. Farmington and Bloomfield each administer their own zoning, while NMED remains the septic authority23245. County zoning sets no minimum lot size or dwelling size on rural unincorporated parcels, but building-code and sewage-disposal requirements remain applicable2526. San Juan County Building Division design criteria specify 10-foot side and rear setbacks and a 25-foot front setback for covered residential construction; these are building-design criteria, and municipal zoning or floodplain approval may also apply3. The county ordinance list includes Farmington extraterritorial zoning, so ask the Building Department which jurisdiction covers the parcel2721.

How do septic permits work in San Juan County?

The New Mexico Environment Department handles septic permit decisions for San Juan County through its local field office5. Installing or modifying a system requires an application with ownership proof, a site diagram, bedroom count and supporting site information; payment follows approval or conditional approval7. NMED lists up to 5 business days for a conventional-system completeness check and 10 business days for a decision; advanced-treatment applications may take up to 10 and 20 business days respectively, and incomplete applications can delay processing28. Septic fees vary by system type and design flow29. Request inspection 48 hours ahead, leave the system uncovered, and obtain the Permit to Operate after approval; homeowner installations also require final NMED inspection67. Subdivision lots using individual systems need at least 0.75 acre of net area; community-service availability, prohibitive soils and state septic setbacks can also prevent installation30. About 22.5% of county soils lack severe conventional-drain-field limitations, so evaluate the site early31. Call the Farmington Field Office at 505-566-974132.

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

In rural, unincorporated San Juan County, no county zoning rule restricts living in an RV, camping temporarily, placing a manufactured home or building an accessory dwelling, because the county has no zoning ordinance there9. That answer covers zoning only: a home still needs a building permit and an E-911 address1, septic needs New Mexico Environment Department approval5, and a manufactured home needs a state installation permit12. The rural zoning answer does not apply to municipal land; Aztec, Bloomfield and Kirtland require planning/zoning approvals4. New Mexico allows a tiny house as a dwelling when it is on a permanent foundation, contains complete living facilities and complies with the state residential code; its floor area may be no more than 400 square feet excluding lofts10. A tiny house on a chassis with a permanent axle is treated as a recreational vehicle while the axle remains in place10. Operating tiny homes within a county-regulated manufactured-home or recreational-vehicle park requires a park license, plumbing and electrical permits, address and floodplain review, water approval and written NMED wastewater approval11.

Building a home in San Juan County: the steps, in order

  1. Get a verified E-911 physical address; San Juan County will not issue the building permit without one1.
  2. Confirm the parcel's jurisdiction, because unincorporated areas lack county zoning while municipal zoning applies in Aztec, Bloomfield and Kirtland4.
  3. Check the site plan against the county's 10-foot side and rear design setbacks and 25-foot front design setback, plus any stricter rule that applies to the parcel3.
  4. If the project divides land for sale, lease, conveyance or development, obtain county subdivision approval or an approved exemption before proceeding13.
  5. Submit ownership proof, a site diagram, bedroom count and supporting site information to the NMED Farmington Field Office for the septic permit7532.
  6. Prepare the owner, location, legal description, work description, materials and square footage for the building-permit application; ask the county Building Department which plans it requires, since the state guide describes a state application3321.
  7. Schedule county inspections with at least 24 hours' notice, and request NMED's septic inspection 48 hours, or 2 business days, ahead without covering the system17346.

What to check before you buy land in San Juan County

San Juan County receives about 8.9 inches of precipitation a year and has spent roughly 50.7% of years in severe drought, so verify a lawful, dependable water source before closing3536. Only about 22.5% of county soils lack severe limits for a conventional septic drain field, making early site evaluation especially useful31. About 25.2% of the county is federal land, so check parcel boundaries and legal access rather than assuming neighboring open ground is usable37. A land division into two or more parcels for sale, lease, conveyance or building development requires county approval or an approved exemption outside municipal boundaries, except within the Navajo Nation reservation boundaries13. The effective property-tax rate is about 0.7%, with a median annual bill near $1,2493839.

Watch-outs

  • No county zoning does not mean no setbacks: San Juan County Building Division design criteria specify 10-foot side and rear setbacks and a 25-foot front setback for covered residential construction3.
  • Dividing land for sale, lease, conveyance or building development requires county subdivision approval or an approved exemption outside municipal boundaries, except within the Navajo Nation reservation boundaries13.
  • We could not confirm private-well, utility-connection or agricultural building-exemption requirements for San Juan County; ask the Building Department which approvals the project needs21.

Sources

  1. San Juan County Building Department (2026 county census)
  2. sjcounty.net, quoted and re-checked
  3. Building Division New Residential Permit Application Checklist, quoted and re-checked
  4. sjcounty.net, quoted and re-checked
  5. Apply for a Permit, quoted and re-checked
  6. env.nm.gov, quoted and re-checked
  7. Apply for a Permit, quoted and re-checked
  8. San Juan County Building Department (2026 county census)
  9. New Mexico law on county zoning and building authority
  10. 14.7.3 NMAC — 2021 New Mexico Residential Building Code (New Mexico statewide rule), quoted and re-checked
  11. Manufactured Home/ Recreational Vehicle Park License/ Tiny Homes, quoted and re-checked
  12. 14.12.9 NMAC — Inspections (New Mexico statewide rule), quoted and re-checked
  13. San Juan County Subdivision Regulations, quoted and re-checked
  14. Building Division Design Criteria for San Juan County, quoted and re-checked
  15. Building Permit Guide for Residential Construction, quoted and re-checked
  16. Building Permit Guide for Residential Construction, quoted and re-checked
  17. New Residential / Additions / Accessory Structures Permit Application Checklist, quoted and re-checked
  18. Farmington: Residential Building Requirements (San Juan County), quoted and re-checked
  19. Bloomfield: Section 5-17.1: Mobile/manufactured home movers/set permit (San Juan County), quoted and re-checked
  20. Bloomfield: Environmental Health Bureau (San Juan County), quoted and re-checked
  21. San Juan County Building Department (Community Development) (sjcounty.net)
  22. New Residential / Additions / Accessory Structures Permit Application Checklist, quoted and re-checked
  23. Farmington: City of Farmington Zoning (San Juan County), quoted and re-checked
  24. Bloomfield: Appendix C Zoning, Section 5: Schedule of district regulations (San Juan County), quoted and re-checked
  25. Building Division New Residential Permit Application Checklist, quoted and re-checked
  26. BUILDING DIVISION, quoted and re-checked
  27. Building Division New Residential Permit Application Checklist, quoted and re-checked
  28. Apply for a Permit, quoted and re-checked
  29. Apply for a Permit, quoted and re-checked
  30. SAN JUAN COUNTY SUBDIVISION REGULATIONS, quoted and re-checked
  31. 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
  32. New Mexico Environment Department, Farmington Field Office (Liquid Waste Program) (env.nm.gov)
  33. Building Permit Guide for Residential Construction, quoted and re-checked
  34. Apply for a Permit, quoted and re-checked
  35. Annual precipitation: Bolthole Index county data
  36. Share of years in severe drought: Bolthole Index county data
  37. Federal land share: Bolthole Index county data
  38. Effective property tax rate: Bolthole Index county data
  39. Median property tax bill: Bolthole Index county data

Written October 11, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Unlike 4 of its 6 neighbors, San Juan County has no countywide zoning.

RuleSan Juan CountyMcKinley CountyRio Arriba CountyCibola CountySandoval CountyLos Alamos CountyBernalillo County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningNoNoYesNoYesYesYes
Septic permitsNMEDNM Env. Dept.NM Env. Dept.NM Env. Dept.NM Env. Dept.NM Env. Dept.County Public Works

County locator

San Juan County in New Mexico

46
County map
San Juan County highlighted among the New Mexico counties · colored by Index score

How San Juan County scores

Seclusion62100% ev.
Self-Sufficiency20100% ev.
Admin Boringness60100% ev.
Durability49100% ev.
Property Autonomy38100% ev.
Carry Cost85100% 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 →

$278kTypical home
0.7%Property tax
$745Land / acre
8.9"Annual rain
50.7% of yrsSevere drought
10.3 / yr (+9.4)Mid-century 100°F days
37.5 daysMid-century dry spell
0.63" (+3.7%)Mid-century 1-day rain
1.18×Wildfire change factor
100%Forward climate coverage
$1,197Home insurance / yr
-1.1% / yrInsurance growth
0.87%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
141,637People within 2 hr
41,401Radius comparison (15 mi)
21.9People / sq mi
25.2%Federal land
68.5%Land at 15% slope or less
22.5%Soils rated "not limited" for septic (strict USDA rating)
764,021 acWorkable land screen
7.2%Wooded land
19 tonsBiomass / forest ac
52°FAvg temp

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Cities and towns in San Juan County

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

Not yet researched: Aztec · Town of Kirtland

Answers from the rulebook for San Juan County

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

San Juan County rules

  • Building code adoptedAdopted (with conditions)

    Building-code requirements administered by the San Juan County Building Division.

    • The document lists applicable codes including the 2021 New Mexico Commercial Code, 2021 New Mexico Residential Building Code, 2021 International Residential Code, and 2021 International Building Code, among other listed codes.
    “Applicable Building Codes: • 2021 New Mexico Commercial Code • 2021 New Mexico Residential Building Code • 2021 International Residential Code • 2021 International Building Code • 2021 New Mexico Existing Building Code • 2021 International Existing Building Code”
  • InspectionsRequired

    New residential construction, additions, and accessory structures covered by the county checklist.

    • Inspection notification requires a minimum of 24 hours.
    • The checklist states a one-to-two-week plan review after all documents are submitted.

    inspection notification: >= 24 hours · plan review: 1-2 weeks (after submission of all documents)

    “Please Note: ALL WORK NEEDS INSPECTED; A MINIMUM OF 24 HOURS IS REQUIRED FOR AN INSPECTION NOTIFICATION; THERE IS A MINIMUM OF ONE-TWO (1-2) WEEKS ON PLAN REVIEW AFTER SUBMISSION OF ALL DOCUMENTS”
  • Certificate of occupancyRequired

    Use or occupancy of a building or structure covered by the county residential checklist.

    • No building or structure may be used or occupied, and no change in existing occupancy classification may be made, until the building official issues the certification.
    “No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certification of occupancy as provided.”
  • County-wide zoningAbsent

    County zoning requirements in rural, unincorporated areas of San Juan County.

    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland.
    • Floodplain approval remains separately required where applicable.
    • The source is marked Revised 07/19/2023; that revision stamp is not treated as an effective or adoption date.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
    One more reviewed finding on this topic
    • Absent — Rural, unincorporated areas of San Juan County.
      “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across San Juan County, including incorporated municipalities and rural unincorporated areas.

    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland.
    • Rural areas of San Juan County have no zoning requirements according to the county building checklist.
    • The county ordinance page separately lists Farmington extraterritorial zoning and other land-use-related ordinances; municipal and special ordinance rules must be checked by location.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
    One more reviewed finding on this topic
    • Varies (with conditions) — Aggregate local zoning across San Juan County: rural unincorporated areas versus the City of Aztec, City of Bloomfield, and Town of Kirtland.
      “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Zoning districts · by state lawNot published

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Minimum dwelling sizeNone

    County zoning-based minimum dwelling size in rural, unincorporated San Juan County.

    • Building and construction-code requirements remain applicable.
    • This claim does not apply within the City of Aztec, City of Bloomfield, or Town of Kirtland, where planning/zoning approvals are required.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
    One more reviewed finding on this topic
    • None — County zoning-based minimum dwelling size in rural, unincorporated San Juan County.
      “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Minimum lot sizeSpecified

    Lots in San Juan County subdivisions using an individual liquid-waste disposal system.

    • The 0.75-acre threshold is a net-lot-size requirement for individual liquid-waste systems, not a general countywide zoning lot-size minimum.
    • An individual system cannot be installed where a community liquid-waste system is available.
    • An individual system cannot be installed in prohibitive soils.
    • The system must meet setback distances required by the New Mexico Liquid Waste Disposal Regulations, 20 NMAC 7.3.
    • Privies or holding tanks are not permitted if a water-supply system is to be used.
    • The subdivider must disclose and covenant that lots cannot be further divided or subdivided below the lot sizes approved for the subdivision.

    minimum net lot size for individual liquid waste system: >= 0.75 acre

    “Individual liquid waste systems shall not be [...] installed on a lot with a net lot size of less than 0.75 acre”
    One more reviewed finding on this topic
    • None — County zoning-based minimum lot size in rural, unincorporated San Juan County.
      “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • SetbacksSpecified

    Residential construction subject to the San Juan County Building Division design criteria.

    • The source presents these as Building Division design criteria, not as county zoning setbacks.
    • Municipal planning/zoning approvals may apply in the City of Aztec, City of Bloomfield, and Town of Kirtland.
    • Floodplain approval may also be required.

    side setback: 10 feet · rear setback: 10 feet · front setback: 25 feet

    “Design Criteria for San Juan County Setbacks are 10’ side and rear and 25’ front”
    One more reviewed finding on this topic
    • Specified — San Juan County design criteria for rural, unincorporated residential construction.
      “Design Criteria for San Juan County Setbacks are 10’ side and rear and 25’ front”
  • Lot coverage · by state lawNone

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Building height · by state lawNone

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Living in an RV · by state lawUnrestricted

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Camping on your land · by state lawUnrestricted

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Tiny homesLimited

    Tiny homes operated within a San Juan County manufactured-home or recreational-vehicle park subject to Ordinance No. 76 licensing.

    • A park license/application is required.
    • Application review fee is $50.00 plus $15.00 per space.
    • Annual license fee is $50.00.
    • The applicant must comply with San Juan County Ordinance No. 76, Manufactured Home and Recreational Vehicle Parks Ordinance.
    • The applicant must obtain plumbing and electrical permits from the San Juan County Building Department.
    • The application requires a legal description, site plan, address verification, floodplain management review, water-provider approval or service commitment, and written wastewater-disposal approval from the New Mexico Environment Department.

    application review fee: 50 USD (plus $15.00 per space) · annual license fee: 50 USD

    “Manufactured Home/ Recreational Vehicle Park License/ Tiny Homes [...] I/We agree to obtain plumbing and electrical permits from the San Juan County Building Department.”
  • Manufactured homes · by state lawUnrestricted

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Accessory dwellings · by state lawUnrestricted

    Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance.

    • Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
    • Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions.
    “Planning/Zoning Approvals are required for City of Aztec, City of Bloomfield and Town of Kirtland, rural areas of San Juan County have no zoning requirements.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land outside municipal boundaries but within San Juan County.

    • Regulations do not apply within the exterior boundaries of the Navajo Nation Indian Reservation.
    • County and municipality may exercise concurrent jurisdiction within the municipality’s platting jurisdiction.
    • A person dividing land into two or more parcels for sale, lease, conveyance, or building development must obtain subdivision approval or an approved claim of exemption.
    “These Regulations shall govern all subdivision of land not within the boundaries of municipalities but within the County. The County and a municipality shall exercise concurrent jurisdiction over the territory within the platting jurisdiction of both the County and the municipality. These regulations shall not apply within the exterior boundaries of the Navajo Nation Indian Reservation.”

New Mexico rules that apply here

  • Building permitRequired

    Buildings and structures regulated by the New Mexico Residential Code, including residential construction, alterations, repairs, additions, moves, improvements, removals, conversions, and demolitions, and state-administered commercial construction.

    • A permit must be obtained before covered work begins.
    • Residential exceptions include one-story detached accessory buildings used as tool or storage sheds, playhouses, and similar uses not exceeding 120 square feet; fences not over 6 feet high; specified retaining walls; certain water tanks, sidewalks, driveways, finish work, shallow prefabricated pools, playground equipment, window awnings, and detached decks.
    • Unless otherwise exempted, separate plumbing, electrical, and mechanical permits may still be required for otherwise exempted residential work.
    • Commercial applicants must be validly licensed with the appropriate license classification, submit the state building permit application, obtain any required city or county zoning approval, and pay the valuation-based fee before permit issuance.

    residential accessory-building exemption floor area: <= 120 square feet (One-story detached accessory buildings used as tool and storage sheds, playhouses, and similar uses.) · fence exemption height: <= 6 feet · water-tank exemption capacity: <= 5000 gallons (Height-to-diameter or width ratio must not exceed 2:1.) · detached-deck exemption area: <= 200 square feet (Deck must not be more than 30 inches above grade, must not be attached to a dwelling, and must not serve the required exit door.)

    “Except as specified in Section 105.2 IRC, no building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished unless a permit has first been obtained from the building official.”
    One more reviewed finding on this topic
    • Required — Residential construction regulated by the New Mexico Residential Code, including applicable work in San Juan County.
      “Except as specified in Section 105.2 IRC, no building or structure regulated by this code shall be erected, constructed, enlarged, altered, repaired, moved, improved, removed, converted, or demolished unless a permit has first been obtained from the building official.”
  • Owner-builder exemptionConditional

    A New Mexico property owner constructing or altering the owner’s single-family primary residence, including permitted appurtenant structures, under a homeowner’s permit.

    • The exemption is limited to construction or alteration of the owner’s primary residence; other use cancels the current permit and can result in denial of later homeowner permits.
    • The homeowner must comply with CILA, NMAC rules, applicable standards and codes, and may act as the general contractor only when the major portion of the work, based on dollar amount, is completed by the homeowner.
    • A permit is required for all construction-related work for which a permit is required by statute or rule; the rule does not exempt the owner-builder from state permitting or inspections.
    • Homeowner permits are limited to single-family dwellings and appurtenant structures such as private garages, carports and sheds, require proof of ownership, and are subject to AHJ approval.
    • The application requires an AHJ-approved application, signed and notarized responsibility sheet, acknowledgement of the homeowner-permit instructions, local zoning approval, floodplain determination, proof of identity and ownership, and payment of required fees.
    • Separate homeowner permits may be issued for general building construction, mechanical/plumbing and electrical work; each is limited to the primary residence and does not apply to rental property, other owned property, or commercial work or property.
    • The homeowner is responsible for requesting inspections, correcting code violations, and requesting re-inspections for a certificate of occupancy or final inspection. Subcontractors remain responsible for permits, inspections and corrections for plumbing, mechanical and electrical work they perform.
    • The homeowner may perform authorized work personally or with W-2 employees, or subcontract part of the work while self-performing a significant portion. Subcontracted work must be performed by licensed contractors who obtain their own permits and pass required inspections.
    • A homeowner permit is invalid for a project managed, supervised or acted on as general contractor by a GB-2 or GB-98 contractor; that contractor must obtain the appropriate permits and assumes responsibility for the site work.
    • Single-scope projects such as roofing or window installation are ineligible when subcontracted and not performed by the homeowner or valid W-2 employees.
    • Plumbing requires sufficient knowledge as determined by the TBC or CBO; a written examination with a minimum passing score of 75% may be required, failed examinations may not be repeated sooner than 30 days, and permitted plumbing work must be performed by the permittee.
    • Electrical work requires approved plans or drawings and a CID homeowner electrical exam with a minimum passing score of 75%; failed examinations may not be repeated sooner than 30 days, and permitted electrical work must be performed by the permittee.
    • A homeowner permit may not be issued for HVAC, natural gas or LP gas installations. HVAC and natural-gas work requires a properly licensed contractor and AHJ permitting and inspection; LP-gas work requires a properly licensed contractor and permitting and inspection through the LP gas trade bureau.
    • A homeowner-permit project may not be placed on the market for sale while under construction; doing so automatically voids the permit and may lead to unlicensed-contracting charges.
    • No more than one homeowner permit for a single-family dwelling may be issued to the same property owner within any 12-month period.
    • The cited rule section states an adoption/replacement date of March 10, 2022.

    homeowner electrical exam minimum passing score: >= 75 percent (Required after plan approval for issuance of a homeowner electrical permit.) · homeowner plumbing exam minimum passing score: >= 75 percent (The TBC or CBO may require the written examination.) · failed homeowner exam retest interval: >= 30 days (Failed plumbing and electrical examinations may not be repeated sooner.) · homeowner permits per single-family dwelling and property owner: <= 1 per 12 months

    “A homeowner permit allows homeowners to obtain permits for constructing or altering their primary residence without becoming a licensed contractor is strictly limited to construction and alteration of their primary residence. Any other use of a homeowner’s permit shall result in cancellation of the current homeowner permit and denial of any subsequent request for a homeowner permit. The homeowner licensing exemption requires conformity with CILA, its rules, standards and codes. This includes a homeowner acting as a general contractor for the project. The homeowner’s permit authorizes the homeowner to physically perform the work, alone or with legal employees, or act as a general contractor and subcontract portions of the work to licensed contractors. In order to qualify for the homeowner permit the major portion of the work to be performed, based on dollar amount, must be completed by the homeowner. A homeowner’s permit may only be issued to a property owner and only for the property owner’s primary residence occupied or intended to be occupied by the homeowner.”
  • Who permits septicState

    On-site liquid waste systems and effluent receiving 5,000 gallons or less per day and not requiring a discharge plan or NPDES permit.

    • 20.7.3 NMAC identifies the New Mexico Environmental Improvement Board as the issuing agency and defines the department as the New Mexico Environment Department.
    • More stringent city or county requirements may also apply.

    maximum regulated flow: <= 5000 gallons per day (Systems requiring a discharge plan under 20.6.2 NMAC or an NPDES permit are outside this part.)

    “20.7.3.1 ISSUING AGENCY: New Mexico Environmental Improvement Board.”
    2 more reviewed findings on this topic
    • State (with conditions) — Onsite wastewater and liquid-waste permitting applicable in San Juan County.
      “Submit to Local NMED Field Office for review”
    • State — On-site liquid-waste permitting affecting San Juan County.
      “Submit to Local NMED Field Office for review NMED will notify applicant of actions taken on the permit application. Actions may included granting the permit, granting with conditions, or denial.”
  • Septic permitRequired

    Installation or modification of a new or existing on-site liquid waste system, including residential or commercial units on lots for which such a system is required.

    • A permit issued by the New Mexico Environment Department, including payment of the permit fee, is required before construction or modification.
    • A permit is not required for graywater discharges or systems meeting 20.7.3.810 NMAC.
    • A dwelling may not be constructed, modified, or transported onto a lot requiring an on-site liquid waste system unless the department has issued the permit beforehand.
    • Other state, city, county, or federal approvals may also be required.
    • The department generally acts within 10 working days after a completed conventional-system application, subject to the rule's extension for potentially more stringent requirements.

    maximum regulated flow: <= 5000 gallons per day (20.7.3.2 NMAC scope limitation) · permit application completeness determination: 5 working days (Conventional systems) · conventional permit decision: 10 working days (After receipt of a completed application; review may extend to 20 working days when more stringent requirements may be necessary)

    “No person shall install or have installed a new on-site liquid waste system or modify or have modified an existing on-site liquid waste system, unless that person obtains a permit issued by the department, including payment of the permit fee, prior to construction of such installation or modification.”
    2 more reviewed findings on this topic
    • Required — Liquid-waste systems in San Juan County subject to the New Mexico onsite wastewater program.
      “Application – Print and fill out an Application for Liquid Waste Permit, Section 20.7.3.401 NMAC”
    • Required — Installation or modification of on-site liquid-waste systems in San Juan County.
      “Application – Print and fill out an Application for Liquid Waste Permit, Section 20.7.3.401 NMAC”
  • Septic inspectionLimited

    Property transfers involving property with an established on-site liquid waste system, subject to the applicable local exception for unincorporated Bernalillo County.

    • Before transfer, the transferor must have the established on-site liquid waste system evaluated.
    • The evaluation must be performed by an evaluator qualified under 20.7.3.904(B) using a department-approved form.
    • Unpermitted systems must be registered under 20.7.3.401(J) or permitted under 20.7.3.401(K).
    • Evaluators must submit copies of evaluation reports, whether completed or not, to the department within 15 days.
    • A permit or variance application must be submitted within 15 days of the evaluation to correct deficiencies or permit violations identified by the evaluation.
    • Advanced treatment systems and holding tanks have additional ownership-transfer, maintenance-contract, sampling, and permit-amendment requirements.
    • An inspection or evaluation performed within the prior 180 days may support an extension request if the permitted system has not been used since that inspection or evaluation.

    evaluation-report submission deadline: 15 days (Evaluators must submit copies of all reports, whether completed or not) · permit or variance application deadline after evaluation: 15 days (Applies when correcting deficiencies or permit violations identified by the evaluation) · possible evaluation extension lookback: 180 days (The system must not have been in use since the inspection or evaluation)

    “Prior to the transfer of a property with an established on-site liquid waste system, the transferor of the property shall have the system evaluated. Liquid waste systems shall be evaluated by an evaluator qualified in accordance with Subsection B of 20.7.3.904 NMAC utilizing a department approved form.”
    2 more reviewed findings on this topic
    • Required — Installation or modification of onsite wastewater systems in San Juan County.
      “Request Inspection by NMED 48 hours (2 business days) in advance (DO NOT COVER BEFORE INSPECTION)”
    • Required — On-site liquid-waste systems installed or modified in San Juan County.
      “Request Inspection by NMED 48 hours (2 business days) in advance (DO NOT COVER BEFORE INSPECTION)”
  • Off-grid sanitationLimited

    Privies, permitted on-site liquid waste systems, and qualifying private residential graywater discharges statewide.

    • A privy may dispose of human excreta and toilet paper but not other liquid wastes.
    • Untreated liquid waste must go to a permitted and approved enclosed system, permitted and approved treatment unit, or public sewer, except qualifying graywater.
    • Graywater under 250 gallons per day may be used for household gardening, composting, or landscaping irrigation only if all listed conditions are met, including no runoff, no spraying, no watercourse discharge, floodway exclusion, five-foot groundwater separation, local ordinance compliance, 24-hour storage limit, and specified well setbacks.
    • Graywater use for purposes other than irrigation or composting requires a department permit.

    private residential graywater discharge: < 250 gallons per day (Qualifying graywater discharge under 20.7.3.810 NMAC) · graywater setback from private domestic well: >= 100 feet · graywater setback from public water supply well: >= 200 feet · graywater storage before discharge: <= 24 hours

    “A privy may be used for the disposal of human excreta and toilet paper, but not for the disposal of other liquid wastes.”
  • Mandatory utility hookupConditional

    Residential and commercial units using an on-site liquid waste system when a public sewer is available and connection is required by the local authority with jurisdiction.

    • A public sewer is deemed available when it has capacity and is located in a thoroughfare, right-of-way, or easement abutting the lot.
    • The on-site system must be properly abandoned within 30 days after connection.
    • The state rule does not itself identify which local authority will require connection.

    abandonment deadline after sewer connection: 30 days

    “All residential and commercial units utilizing an on-site liquid waste system shall connect to a public sewer upon availability and if required in accordance with the local authority that has jurisdiction.”
  • Agricultural exemptionConditional

    Statewide agricultural exemption from the New Mexico Subdivision Act for the sale, lease, or other conveyance of a parcel of at least 35 acres.

    • The parcel must be thirty-five acres or larger.
    • The conveyance must occur within a twelve-month period covered by the statutory exception.
    • The land must have been used primarily and continuously for agricultural purposes, in accordance with Section 7-36-20 NMSA 1978, for the preceding three years.

    minimum parcel size: >= 35 acres · agricultural use duration: >= 3 years (land must have been used primarily and continuously for agricultural purposes in accordance with Section 7-36-20 NMSA 1978) · conveyance period: 12 months (within any twelve-month period)

    “the sale, lease or other conveyance of any parcel that is thirty-five acres or larger in size within any twelve-month period; provided that the land has been used primarily and continuously for agricultural purposes, in accordance with Section 7-36-20 NMSA 1978, for the preceding three years;”
    2 more reviewed findings on this topic
    • Conditional — New Mexico contractor licensing requirements for earthmoving, excavating, and ditching activities used in preparation or production of agriculture or maintenance of livestock on a farm or ranch.
      “earthmoving, excavating and ditching activities applicable to the preparation and production of agriculture or maintenance of livestock on a farm or ranch are exempt from licensing requirements.”
    • Conditional — Agricultural land divisions and conveyances that would otherwise fall within the New Mexico Subdivision Act definition.
      “provided that the land has been used primarily and continuously for agricultural purposes, in accordance with Section 7-36-20 NMSA 1978”
  • Driveway accessRequired

    Permanent or temporary direct vehicular access from property in close proximity to or adjoining a New Mexico state highway.

    • An access permit must be issued by the New Mexico Department of Transportation before constructing or modifying covered access.
    • Access permits are issued only when the application complies with 18.31.6 NMAC.
    • The department or an approved issuing authority may impose terms and conditions.
    • The rule concerns state highways under the jurisdiction of the state transportation commission; it does not establish a universal permit requirement for every non-state roadway.
    • For additional traffic from expansion or redevelopment, the property owner must contact the department to determine whether a new application or access modification is required; no new application is required if the department determines modifications are unnecessary.
    “no person shall construct or modify any permanent or temporary access [...] without an access permit issued by the New Mexico department of transportation.”
  • Building in a floodplainRequired

    Construction or development within a FEMA Special Flood Hazard Area in a New Mexico community, and proposed construction or other development in communities where FEMA has not defined a Special Flood Hazard Area.

    • Approval by the local community Floodplain Administrator is required before construction or development within any Special Flood Hazard Area.
    • Where FEMA has not defined the Special Flood Hazard Area, the community must require permits for all proposed construction or other development, including manufactured homes, to determine whether the activity is in a flood-prone area.
    • Approval is intended to ensure compliance with the National Flood Insurance Program and the community’s floodplain management ordinance.
    • The source identifies 104 New Mexico communities participating in the National Flood Insurance Program; the administering official is the applicable local community Floodplain Administrator, not the state agency.
    “Approval by the local community Floodplain Administrator is required before construction or development begins within any Special Flood Hazard Area.”
  • Permit feesPublished (with conditions)

    New Mexico liquid-waste permit fees applicable to systems in San Juan County.

    • The fee table states an effective date of 7/1/20.
    • Fees vary by system type and design flow.
    • The page also lists re-inspection, unpermitted-system inspection, variance, homeowner qualification, and other fees.

    conventional system design flow up to 1000 gpd: 225 USD (fee table effective 7/1/20) · alternative or advanced treatment up to 1000 gpd: 450 USD (fee table effective 7/1/20) · re-inspection: 125 USD (fee table effective 7/1/20) · unpermitted system inspection: 250 USD (fee table effective 7/1/20)

    “Conventional system, register, construct, or modify design flow up to 1,000 gpd | 7/1/20 | $225.00”
    2 more reviewed findings on this topic
    • Published (with conditions) — New Mexico Construction Industries Division permitting, including applicable state-administered work in San Juan County.
      “Permitting Fees are based upon type of construction, square footage, type of materials and construction costs.”
    • Variable (with conditions) — New Mexico Construction Industries Division permitting fees for covered construction work statewide.
      “Permitting Fees are based upon type of construction, square footage, type of materials and construction costs.”
  • Permit processPublished (with conditions)

    New Mexico liquid-waste permitting applicable to San Juan County.

    • Incomplete applications may delay processing.
    • NMED may conduct a pre-inspection by request or if required.
    • Additional information may be required under Section 20.7.3.401E NMAC.
    • Advanced Treatment Systems may require maintenance and sampling contracts and other documents.
    • A denial or conditional approval may be appealed within 15 working days after notice.

    conventional completeness check: <= 5 business days · conventional decision: <= 10 business days · advanced treatment completeness check: <= 10 business days · advanced treatment decision: <= 20 business days · appeal deadline: 15 working days (after notice of NMED action)

    “Conventional Systems may take up to five (5) business days for completeness check and ten business (10) days to return a decision. Advanced Treatment Systems may take up to ten (10) business days for completeness check and twenty business (20) days to return a decision.”
    2 more reviewed findings on this topic
    • Published (with conditions) — New Mexico residential building-permit process applicable to covered work in San Juan County.
      “To obtain a building permit, the applicant shall fill out an APPLICATION for STATE BUILDING PERMIT form.”
    • Published (with conditions) — Construction Industries Division permit applications in New Mexico.
      “Permits can also be completed using our online permitting portal.”
  • county zoning authorityGeneral

    New Mexico counties adopting zoning for all or part of unincorporated territory outside municipal zoning jurisdiction.

    • A county zoning ordinance may apply only to territory not within the zoning jurisdiction of a municipality.
    • Municipalities may have concurrent extraterritorial zoning authority in specified areas, including areas near municipalities meeting statutory population thresholds and additional contiguous territory placed under municipal extraterritorial jurisdiction by county-municipal agreement.
    • Concurrent extraterritorial authority is exercised under an extraterritorial zoning authority or joint powers agreement and may be exercised regardless of whether the county has enacted a comprehensive zoning ordinance.
    • If no county zoning ordinance exists, qualified electors may petition for adoption; the petition must equal at least twenty-five percent of the votes cast for governor at the last preceding general election, and the board of county commissioners must adopt a county zoning ordinance within one year.

    minimum petition threshold: >= 25 percent of votes cast for governor at the last preceding general election · county ordinance adoption deadline after qualifying petition: 1 year

    “a county zoning authority may adopt a zoning ordinance applicable to all or any portion of the territory within the county that is not within the zoning jurisdiction of a municipality;”
    One more reviewed finding on this topic
    • General — New Mexico counties may adopt zoning ordinances for all or any portion of county territory that is not within a municipality's zoning jurisdiction.
      “A.  a county zoning authority may adopt a zoning ordinance applicable to all or any portion of the territory within the county that is not within the zoning jurisdiction of a municipality;”
  • county building authorityGeneral

    New Mexico counties that establish and maintain a building department for permitting and inspections of general construction, mechanical-plumbing, and electrical work, including residential construction in unincorporated areas.

    • CID retains statewide permitting and inspection authority unless a county, municipality, or political subdivision has a current building department providing permitting and inspections.
    • To establish and maintain a building department, the county must establish a full-service building department covering general construction, mechanical-plumbing, and electrical trades; employ a full-time certified building official; and employ sufficient CID-certified inspectors for each trade.
    • The county authority does not include liquefied petroleum work, over which CID has exclusive authority.
    • CID conducts all inspections if the county lacks a certified building official.
    • If the certified building official leaves, plan review, permitting, and inspections transfer to the state unless the county replaces the official within 60 days or a longer period approved by the division, or enters a memorandum of understanding with another county, municipality, or political subdivision.

    replacement period for certified building official: 60 days (A longer period may be approved by the division.)

    “In order to establish and maintain a building department allowing permitting and inspections the county, municipality or political subdivision must establish a full-service building department including general construction, mechanical-plumbing and electrical trades, must employ a full-time certified building official and employ sufficient CID certified inspectors to inspect for each trade.”
    One more reviewed finding on this topic
    • Limited — New Mexico counties that qualify as an authority having jurisdiction may administer permitting, inspection, and enforcement for residential construction in unincorporated areas and enforce applicable New Mexico construction codes.
      ““Authority having jurisdiction” “AHJ” means the state or a municipality, county or other political subdivision that has a full-service building department employing a full-time certified building official and has permitting, inspection and enforcement authority over the general construction, electrical and mechanical-plumbing trades within its jurisdiction.”

Still unanswered

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

  • Well permit — Private well permitting in San Juan County.
  • Short-term rentals — Short-term rental use in unincorporated San Juan County.

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Water rights & wells in San Juan County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from New Mexico’s water agency.

Actively managed

This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.

Household wellPermit required (issued by right)

Nearly all developed New Mexico lies inside an OSE 'declared' underground water basin, but a household 72-12-1.1 domestic well is a by-right permit the State Engineer issues even in closed/over-appropriated basins (metering can be required). The by-right amount is cut to 0.25 acre-ft/yr in a declared Domestic Well Management Area, and a few basin-specific orders cap it further (Gallup Order 197, Zuni Order 199) or stop issuing new domestic permits entirely (Hot Springs Order 198).

Limit: 1 acre-ft/yr by right (NMSA 72-12-1.1); 0.25 acre-ft/yr in a declared Domestic Well Management Area

NM OSE domestic well rules, 19.27.5 NMAC ↗
  • San Juan Underground Water Basinpartial of county

    OSE-declared Article-7 groundwater basin; new non-domestic (72-12-3) appropriations require an OSE permit showing unappropriated water. The 72-12-1.1 household domestic well remains by-right — no Domestic Well Management Area is declared in New Mexico. San Juan (Colorado River) system in NW NM, governed by the Upper Colorado compacts and the Navajo Nation water-rights settlement.

    NM OSE Article 7 (Declared Underground Water Basins) ↗

Prior-appropriation state (first in time, first in right). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the New Mexico state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in San Juan County, New Mexico

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

San Juan County scores 46/100 on the Bolthole Index, a marginal county profile. Its strengths: manageable long-term carry cost and about 41,401 people within 15 miles. Watch-outs: weak self-sufficiency basics: only 8.9″ of rain a year, in severe drought 50.7% of years and a weaker property-autonomy legal backdrop.

Do you need a building permit in San Juan County, New Mexico?

San Juan County generally requires a residential building permit, and it has no county-wide zoning. Onsite septic is permitted by New Mexico Environment Department (NMED) Liquid Waste 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.

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

Living in an RV on your own land in San Juan County is allowed: Unincorporated San Juan County: no county rule sets this, because San Juan County's own reviewed answer confirms it has no county-wide zoning ordinance. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Planning/zoning approvals are required for the City of Aztec, City of Bloomfield, and Town of Kirtland; this claim does not apply within those incorporated jurisdictions. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in San Juan County, New Mexico?

Land in San Juan County runs about $745 per acre, based on the latest county data.

What is the water situation in San Juan County?

San Juan County gets about 8.9" of rain a year, with severe drought in roughly 50.7% of years. On water rights, San Juan County lies in the San Juan Underground Water Basin — OSE-declared Article-7 groundwater basin; new non-domestic (72-12-3) appropriations require an OSE permit showing unappropriated water. The 72-12-1.1 household domestic well remains by-right — no Domestic Well Management Area is declared in New Mexico. San Juan (Colorado River) system in NW NM, governed by the Upper Colorado compacts and the Navajo Nation water-rights settlement..

How remote is San Juan County?

A typical private-land location has about 41,401 people within 15 miles and 429,896 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How San Juan compares in New Mexico

Compare side-by-side →See all 33 New Mexico counties ranked →