Bolthole Index

Sherman County, Oregon

Building permits, zoning and land rules in Sherman County, Oregon

38Index Score / 100
#35 of 36 in Oregon

Sherman County, Oregon requires county land-use approval before the Oregon Building Codes Division's Pendleton field office can issue a building permit.1 The county planning department handles zoning approval for the county, the state field office handles building plan review and inspections, and North Central Public Health District issues septic permits.234

At a glance

Building permit
Required; county land-use approval comes first1
Zoning
Yes; check the county map and ordinance for the parcel's district5
Septic
Permit required through North Central Public Health District6
RV living
State conditions apply; long-term county approval remains unconfirmed78
Manufactured home
State law allows occupancy with conditions; local land-use and permit rules still apply9
Owner-builder
Allowed, but the owner-builder still needs the permit and inspections10
Private well
Well construction and water-use authorization are separate questions1112

Who to call

Planning & zoning

Sherman County Community Development and Planning Department

Land-use planning applications and inquiries, zoning, and local approval before state building permits

541-565-3601

66365 Lonerock Road, Moro, OR 97039

Building permits

Oregon Building Codes Division — Pendleton field office

Plan review, permitting, and inspections for Sherman County after local approvals

541-276-7814

800 SE Emigrant Ave., Suite 360, Pendleton, OR 97801

Online permits →

Septic permits

North Central Public Health District — Onsite Wastewater Program

Septic site evaluations, permits, authorizations, and inspections in Sherman County

(541)506-2603

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

Off-grid gear

Going off-grid in Sherman 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 Sherman County, Oregon?

Yes. Sherman County requires land-use approval before planning staff can sign off on a building-code application, and final building-code materials go to the Oregon Building Codes Division's Pendleton field office.1 The field office administers structural, electrical, mechanical and plumbing services for Sherman County.2

A qualifying agricultural building may be exempt from the structural permit and inspections, but a dwelling does not qualify and electrical, mechanical, plumbing and septic permits remain separate.13 Oregon's 2026 residential specialty code for one- and two-family dwellings and townhouses takes effect October 1, 2026, with either the 2023 or 2026 edition allowed during a six-month phase-in and the 2026 edition mandatory April 1, 2027.14 An owner-builder must still obtain a building permit, use licensed subcontractors where required, request inspections and correct failed work.10

Who issues building permits and inspections in Sherman County?

Start with the Sherman County Community Development and Planning Department, which processes land-use applications and inquiries.15 The office is at 66365 Lonerock Road in Moro and its phone number is 541-565-3601.15

After county approval, the Oregon Building Codes Division's Pendleton field office provides plan review, permitting and inspections.2 The field office is at 800 SE Emigrant Ave., Suite 360 in Pendleton and its main number is 541-276-7814.16 Work must remain accessible until each required inspection is approved, and a final inspection follows completion of the permitted work.17 A new dwelling or townhouse ordinarily needs a certificate of occupancy before anyone moves in.18

Does Sherman County, Oregon have zoning?

Yes. Sherman County administers zoning approval and land-use planning and publishes both a current zoning map and the county zoning ordinance.1920 Incorporated cities may have separate local requirements inside their limits, while septic permits remain with North Central Public Health District.2122 Confirm the parcel's mapped district with the Planning Department because allowed uses and application requirements depend on the applicable ordinance provisions.23

Sherman County's schedule lists a non-farm-dwelling conditional-use permit at $300, a variance at $200 and a zone change at $500.24 Administrative review for a building permit, Land Use Compatibility Statement or water-resource signoff is listed at $0.00, separate from state building-code fees.24 We could not confirm countywide figures for minimum dwelling size, setbacks, lot coverage or building height; ask Planning for the standards in the parcel's district.8

How do septic permits work in Sherman County, Oregon?

North Central Public Health District administers Sherman County's onsite wastewater program as Oregon DEQ's contracted local agent.425 A permit is required to install, alter or repair a septic system, and a site evaluation alone does not authorize installation.6

After installation, the applicant submits final-inspection materials and district staff schedule a pre-cover inspection; the system must be approved before it is covered.26 Only about 26% of Sherman County soils are rated without severe limitations for a conventional drain field, so test feasibility early.27 Where public sewer is unavailable, wastewater-producing plumbing fixtures must connect to an approved onsite system.28 The district's onsite-wastewater number is (541)506-2603.22

Can you live in an RV, tiny home or manufactured home in Sherman County?

Oregon allows occupancy of a camping vehicle on private land with the owner's consent when the parcel has adequate approved water and sewage facilities and the occupant follows applicable state and local utility and sanitation standards.7 We could not confirm Sherman County's current rule for long-term RV occupancy or general temporary camping, so obtain a parcel-specific answer from Planning before moving in.8

Oregon allows occupancy of a manufactured dwelling on private land under similar water, sewage and local-rule conditions, and installation must comply with the state installation code.9 A state source says tiny homes used as temporary dwellings are under the purview of the local city council or county commission, and it does not establish permission for permanent tiny-home occupancy.29 We could not confirm a Sherman County rule specifically authorizing tiny-home occupancy or a general minimum dwelling size.8 A qualifying owner-built home may receive a narrow exemption from structural-code requirements for room sizes, ceiling heights and temperature levels, but permits and other applicable rules remain.30

Building a home in Sherman County, Oregon: steps in order

  1. Ask the Sherman County Planning Department to confirm the parcel's zoning district, dwelling use and required land-use application.5
  1. Establish water and septic feasibility; a new onsite system requires district approval before installation.6
  1. Obtain county land-use approval, then submit final building-code materials to the state Pendleton field office.3
  1. Resolve road access with the correct authority; a state-highway approach requires an ODOT permit, while the available county-road evidence is project-specific and does not establish a general rule.3132
  1. Keep work exposed for required state building inspections and arrange the separate septic pre-cover inspection.1726
  1. Obtain the certificate of occupancy required for a new dwelling before moving in.18

What should you check before buying land in Sherman County?

Confirm the parcel's zoning on the county's current map and ask Planning about overlays as well as the underlying district.5 A documented Flood Hazard Combining Zone applies in the Cottonwood Canyon State Park area mapped as a floodplain, but that evidence does not establish countywide floodplain standards.33

Check septic feasibility early because only about 26% of county soils are rated without severe limitations for a conventional drain field.27 For a private well, separate the right to use groundwater from permission to construct it: groundwater use generally needs a water right, although specified uses may be exempt, while owner-performed well construction generally requires a permit and bond.1211 Verify driveway authority too, because a new connection to a state highway requires ODOT approval and the general county-road rule remains unconfirmed.31

Watch-outs

  • County land-use approval must come before final building-code permitting through the state field office.34
  • A new dwelling or townhouse ordinarily cannot be occupied until the building official issues a certificate of occupancy.18
  • Only about 26% of Sherman County soils are rated without severe limitations for a conventional septic drain field.27
  • Sherman County's parcel-specific RV, tiny-home, setback and minimum-dwelling-size rules could not be confirmed; ask the Planning Department before purchase or occupancy.8

Sources

  1. Sherman County Frequently Asked Questions, quoted and re-checked
  2. Temporary building department services, quoted and re-checked
  3. Sherman County FAQs, quoted and re-checked
  4. Septic Systems — North Central Public Health, quoted and re-checked
  5. Planning Department, quoted and re-checked
  6. Septic Systems — North Central Public Health, quoted and re-checked
  7. Oregon Revised Statutes, ORS 446.125 Occupancy on private land (Oregon statewide rule), quoted and re-checked
  8. Planning Department | Sherman County, OR (2026 county census)
  9. Oregon Revised Statutes, Chapter 446, quoted and re-checked
  10. Property Owner Statement Regarding Construction Responsibilities, quoted and re-checked
  11. Landowner Constructed Wells, quoted and re-checked
  12. Water Rights FAQs, quoted and re-checked
  13. Farm Agriculture/Equine Building Exemption Request, quoted and re-checked
  14. Residential Structures Code Program, quoted and re-checked
  15. Sherman County Community Development and Planning Department (shermancountyor.gov)
  16. Oregon Building Codes Division — Pendleton field office (oregon.gov)
  17. Temporary building department services, quoted and re-checked
  18. 2023 Oregon Residential Specialty Code - Certificate of Occupancy provisions, quoted and re-checked
  19. Planning Department | Sherman County, OR, quoted and re-checked
  20. Planning Department, quoted and re-checked
  21. Planning Department | Sherman County, OR, quoted and re-checked
  22. North Central Public Health District — Onsite Wastewater Program (ncphd.org)
  23. Planning Department | Sherman County, OR, quoted and re-checked
  24. Land Use Fee Schedule, quoted and re-checked
  25. Residential Septic Permitting, quoted and re-checked
  26. Septic Systems — North Central Public Health, quoted and re-checked
  27. 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
  28. Septic Systems — North Central Public Health, quoted and re-checked
  29. oregon.gov, quoted and re-checked
  30. Oregon Revised Statutes, ORS 455.320 (Oregon statewide rule), quoted and re-checked
  31. Permits, quoted and re-checked
  32. Exhibit E—Permits for Construction and Operation, quoted and re-checked
  33. Cottonwood Canyon State Park Comprehensive Plan, quoted and re-checked
  34. FAQs | Sherman County, OR, quoted and re-checked

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

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Compared with neighboring counties

Like all 6 of its neighbors, Sherman County requires a building permit for a home.

RuleSherman CountyGilliam CountyWasco CountyHood River CountyMorrow CountyJefferson CountyWheeler County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsNorth Central Public Health DistrictUmatilla County Public HealthNorth Central Public Health DistrictCounty Env. HealthUCo HealthCounty Community DevelopmentOR DEQ Onsite Wastewater Program

County locator

Sherman County in Oregon

38
County map
Sherman County highlighted among the Oregon counties · colored by Index score

How Sherman County scores

Seclusion81100% ev.
Self-Sufficiency1492% ev.
Admin Boringness42100% ev.
Durability33100% ev.
Property Autonomy72100% ev.
Carry Cost7696% ev.

Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$294kTypical home
0.7%Property tax
$1,410Land / acre
13.3"Annual rain
24.7% of yrsSevere drought
10.4 / yr (+8.3)Mid-century 100°F days
40.6 daysMid-century dry spell
0.68" (+5.3%)Mid-century 1-day rain
1.18×Wildfire change factor
100%Forward climate coverage
$1,199Home insurance / yr
0.4% / yrInsurance growth
1.37%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
578People within 30 min
982,487People within 2 hr
1,906Radius comparison (15 mi)
2.4People / sq mi
12.3%Federal land
70.6%Land at 15% slope or less
26%Soils rated "not limited" for septic (strict USDA rating)
135,809 acWorkable land screen
1.3%Wooded land
50.4°FAvg temp

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Cities and towns in Sherman 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.

Grass Valley · Moro · Rufus · Wasco

Answers from the rulebook for Sherman County

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

Sherman County rules

  • County-wide zoningPresent (with conditions)

    Sherman County land-use planning and zoning under the county's Zoning, Subdivision, Partitioning, and Land Development Ordinance.

    • The Sherman County Community Development and Planning Department processes land-use planning applications and inquiries.
    • Specific uses, permits, variances, partitions, and conditional uses remain subject to the applicable ordinance provisions and application requirements.
    “The Sherman County Community Development and Planning Department performs all functions relating to the principles and practices of Oregon Land Use planning for Sherman County, including processing applications and inquiries regarding Land Use Planning. [...] To view the current zoning map, please view Zoning Map (PDF).”
  • Local zoningPresent (with conditions)

    Local zoning and land-use planning administered by Sherman County for property within the county's planning jurisdiction.

    • The official county page states that the county planning department performs all Oregon land-use planning functions for Sherman County.
    • The official page links to a current zoning map and the Sherman County Zoning Ordinance; detailed district standards were not extracted because the linked DOCX could not be opened as webpage text.
    “To view the current zoning map, please view Zoning Map (PDF).”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered zoning and land-use controls in Sherman County, including the county zoning ordinance and zoning map.
      “To view the current zoning map, please view Zoning Map (PDF). [...] Sherman County Zoning Ordinance (DOCX)”
  • Zoning districtsPublished

    Sherman County zoning districts as represented on the county's current zoning map.

    • The official county Planning Department page publishes a link to a current zoning map PDF.
    • The county page also provides a link to the Sherman County Zoning Ordinance.
    “To view the current zoning map, please view Zoning Map (PDF).”
    One more reviewed finding on this topic
    • Published — Sherman County zoning districts and the current county zoning map for county land-use planning.
      “To view the current zoning map, please view Zoning Map (PDF).”
  • Who permits septicLocal (with conditions)

    Residential and small-business onsite wastewater permitting and local onsite program administration in Sherman County, including applications submitted through the district for Sherman County.

    • The district program operates under Oregon DEQ rules.
    • The page identifies the application service as covering Wasco and Sherman Counties.
    “North Central Public Health District (NCPHD) administers the onsite wastewater program in Wasco and Sherman Counties as the local agent for the Oregon Department of Environmental Quality (DEQ).”
  • Septic permitRequired

    Installation, alteration, or repair of septic systems in Sherman County under the North Central Public Health District onsite program.

    • A site evaluation does not authorize installation; a separate Construction Installation Permit is required before any septic system can be installed.
    • The permit application must satisfy site-evaluation conditions and applicable rule requirements.
    • The issued septic installation permit is valid for one year from the date of issuance.
    • The district uses Oregon ePermitting and identifies Sherman County as an available county for applications.
    • For new construction, major repair, alteration, or authorization notices, the upload list includes a Land Use Compatibility Statement.

    permit validity: 1 year from date of issuance

    “Septic permits are required to install a new septic system, alter an existing septic system, or repair an existing system.”
  • Septic inspectionRequired

    Permitted onsite wastewater systems installed in Sherman County through the North Central Public Health District program.

    • Inspection and approval occur after the permit is issued.
    • After installation, the applicant must submit a Final Inspection Request and Notice, as-built drawing, and materials list through ePermitting.
    • Once those materials are received, staff schedule the pre-cover inspection.
    • The source also states that the current system is evaluated for authorization notices to ensure it is in good working order and can handle the proposed change in use or flow.
    “Onsite wastewater treatment systems must be designed and constructed in accordance with Oregon DEQ rules and local onsite program requirements administered by North Central Public Health District, and once the permit is issued must be inspected and approved by an Environmental Health Specialist.”
  • Off-grid sanitationLimited

    Onsite/off-grid sanitation for residences and businesses in Sherman County where public sewer is unavailable.

    • Where public sewer is not available, homeowners must install an approved onsite wastewater treatment system for residential or commercial wastewater.
    • All plumbing fixtures generating human wastewater must be connected to an approved sewage system.
    • The onsite system must comply with Oregon DEQ rules and local onsite program requirements administered by North Central Public Health District.
    • A separate Construction Installation Permit is required before installation.
    • After permit issuance, the system must be inspected and approved by an Environmental Health Specialist.
    “In areas where public sewer is not available, homeowners must install onsite wastewater treatment systems (onsite or septic systems) for treating residential or commercial wastewater. All plumbing fixtures such as toilets, sinks, bathtubs, showers, washing machines, dishwashers, or anything else that generates human wastewater must be connected to an approved sewage system.”
  • Subdividing landRegulated (with conditions)

    Land partitions and subdivision-related land division applications in Sherman County.

    • A person proposing a land partition must provide the required documents and appropriate filing fee to the planning department.
    • For proposals in zones other than EFU, a tentative partition map is required at minimum.
    • Required materials include vicinity and partition plans, tract boundaries and dimensions, approximate parcel areas, easements, roadway information, existing buildings and septic facilities, relevant topographical features, water supply, sewage disposal, fire protection, access, and intended parcel use.
    • Additional requirements apply to land with water rights and to partitions accommodating existing dwellings or requiring new road rights-of-way.
    “Any person proposing a land partition, or the authorized agent or representative, shall provide the following documents”
  • Driveway accessLimited

    New driveways and increases or changes of use for existing driveways accessing a public road in the Sherman County project context documented by the Oregon Department of Energy.

    • The requirement applies as applicable.
    • The permit is obtained from Sherman County Public Works or ODOT.
    • The construction contractor obtains the permit before construction.
    • The cited document states this permit is acquired only if the alternate point of interconnection to BPA’s existing Buckley Substation is chosen; that project-specific limitation is retained.
    “This permit will be acquired only if the alternate point of interconnection to BPA’s existing Buckley Substation is chosen.”
  • Building in a floodplainLimited

    Buildings planned within Sherman County's Flood Hazard Combining Zone overlaying the EFU zone in the Cottonwood Canyon State Park area mapped as 100-year floodplain by FEMA.

    • The cited source is specific to the Cottonwood Canyon State Park area and does not establish a countywide rule for every floodplain parcel.
    • The Flood Hazard Combining Zone overlays the EFU zone in the area mapped as 100-year floodplain by FEMA.
    • Buildings in the overlay must comply with applicable Sherman County ordinance development standards in addition to the underlying-zone standards.
    • The source advises checking with the County regarding other overlay zones.

    floodplain mapping basis: 100-year floodplain by FEMA

    “Buildings planned within this overlay must comply with the applicable development standards specified under Sherman County Ordinances in addition to the standards of the underlying zone.”
  • Permit feesPublished (with conditions)

    Published Sherman County land-use application fees, including conditional use permits, partitions, boundary-line adjustments, variances, zone changes, comprehensive-plan amendments, goal exceptions, subdivisions, and appeals.

    • The cited schedule covers county land-use fees and administrative reviews; it is not a complete schedule of state building-code fees.
    • Subdivision fee is $1,000 plus $50 per lot.
    • Wind-farm conditional-use fees are $1,000 under 10 MW and $2,000 over 10 MW.
    • The schedule lists building permits, LUCS, and water-resource signoff under administrative reviews with a fee of $0.00.
    • Planning Commission appeals are $100.00 and county court appeals are $200.00.

    non-farm dwelling conditional-use permit fee: 300 USD · aggregate conditional-use permit fee: 400 USD · all other conditional-use permit fee: 200 USD · land partition fee: 200 USD · financial partition fee: 100 USD · boundary line adjustment fee: 50 USD · variance fee: 200 USD · zone change fee: 500 USD · subdivision base fee: 1000 USD (plus $50.00 per lot) · Planning Commission appeal fee: 100 USD · county court appeal fee: 200 USD

    “LAND USE FEE SCHEDULE CONDITIONAL USE PERMITS Non Farm Dwellings Wind Farms Aggregate All Others 300.00 $1000.00 Under 10 MW $2000.00 Over 10 MW 400.00 200.00 Land Partitions $200.00 Financial Partitions $100.00 Boundary Line Adjustments $50.00 Variance $200.00 Zone Change $500.00 Comp Plan Amendment Text & Map $400.00 $750.00 Goal Exception $750.00 Subdivision $1000.00 + 50.00 per lot ADMINISTRATIVE REVIEWS Building Permits LUCS Water Resource Signoff 0.00 Appeals To Planning Commission $100.00 To county court $200.00”
    One more reviewed finding on this topic
    • Published (with conditions) — Sherman County land-use applications and administrative reviews, including conditional use permits, partitions, boundary line adjustments, variances, zone changes, comprehensive plan amendments, subdivisions, building permits, LUCS, water resource signoffs, and appeals.
      “Variance $200.00 Zone Change $500.00 [...] Subdivision $1000.00 + 50.00 per lot”
  • Permit processPartial

    Land-use and building-permit processing for development in Sherman County, including unincorporated areas.

    • Land-use approval through the Sherman County Planning Department must occur before planning staff will sign off on a building code application.
    • Final building-code permits are submitted to the State of Oregon Building Codes Pendleton Field Office.
    • Sewer and septic permits are handled by the North Central Public Health District.
    • The source does not provide a complete process for every requested development type.
    “Applicants will need land use approval through the Sherman County Planning Department before planning staff can sign off on a building code application.”
    3 more reviewed findings on this topic
    • Published (with conditions) — Structural building permit applications in Sherman County, including the county planning approval step before final building-code permitting.
      “Applicants will need land use approval through the Sherman County Planning Department [...] State of Oregon Building Codes Pendleton Field Office 541-276-7814”
    • Published (with conditions) — Electrical, mechanical, plumbing, and structural building department services administered by the Oregon Building Codes Division for Sherman County.
      “temporarily administering [...] services for [...] Sherman County [...] Staff at the Pendleton field office are available to provide plan review, permitting, and inspection services.”
    • Partial — Building permit applications for development in Sherman County requiring county land-use approval.
      “Applicants will need land use approval through the Sherman County Planning Department before planning staff can sign off on a building code application.”
  • Building permitRequired

    A building permit is required; land-use approval from the Sherman County Planning Department is needed first, and final building code permits are issued by the State of Oregon Building Codes Division (Pendleton Field Office).

    Oregon Building Codes Division - Sherman County Permit Services ↗Scouted from the county site, not yet independently re-checked

Oregon rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Owner-built single-family residences and adjacent auxiliary structures in Oregon where the structural components are constructed entirely by the owner intending to occupy the structures, or by the owner with unpaid assistance from friends and relatives.

    • The owner must be the recorded title owner or contract purchaser shown on the last available complete assessment roll.
    • The owner must not have used the subsection (2) exemptions during the five years before applying again.
    • The exemption applies only to structural-code requirements for ceiling heights, room sizes, and maintenance of specific temperature levels.
    • It applies to new construction, renovation, remodeling, or alteration of an owner-built dwelling or outbuilding.
    • A building permit must be issued and must note whether the owner-built dwelling or outbuilding complies with the exempted requirements.
    • If the structure does not comply with those requirements, the owner-builder must file a copy of the building permit with the county clerk for permanent deed records and provide a legally sufficient property description.
    • Noncompliance with the filing requirement does not affect conveyance of an interest in the property.

    prior use lookback: 5 years (The owner must not have previously taken advantage of the subsection (2) exemptions during that period.)

    “Owner-built dwellings and outbuildings shall be exempt from any requirements of the structural code for ceiling heights, room sizes”
    One more reviewed finding on this topic
    • Available (with conditions) — Residential permit applicants in Sherman County who are property owners and perform or supervise construction as owner-builders.
      “Oregon Law requires residential construction permit applicants who are property owners and are not licensed with the Construction Contractors Board to sign the following statement before a building permit can be issued.”
  • Building code adoptedAdopted (with conditions)

    State building-code requirements applicable in Sherman County, including construction, reconstruction, and repair of one- and two-family dwellings and townhouses, and applicable commercial structures.

    • The 2026 ORSC administrative provisions are effective and mandatory October 1, 2026.
    • The 2026 ORSC construction provisions are effective October 1, 2026 with a six-month phase-in period and become mandatory April 1, 2027.
    • During the phase-in period, except for Chapter 1, use of the 2023 ORSC or the 2026 ORSC is permitted.
    • The cited ORSC page states that the ORSC applies to one- and two-family dwellings and townhouses; other structures may be governed by specialty codes including the OSSC.

    2026 ORSC administrative provisions effective date: 2026-10-01 · 2026 ORSC construction provisions effective date: 2026-10-01 (Six-month phase-in period) · 2026 ORSC construction provisions mandatory date: 2027-04-01

    “Construction provisions (Chapters 2 - 44 and appendices): Effective Oct. 1, 2026 with *six-month phase-in period Mandatory April 1, 2027”
    3 more reviewed findings on this topic
    • Adopted (with conditions) — Oregon State Building Code specialty codes administered statewide by the Oregon Building Codes Division.
      “The Building Codes Division adopts, amends, and interprets specialty codes that make up the Oregon State Building Code.”
    • Adopted (with conditions) — Commercial construction, reconstruction, alteration, and repair governed by the Oregon Structural Specialty Code statewide.
      “Construction provisions: [...] Mandatory April 1, 2026”
    • Adopted (with conditions) — Construction, reconstruction, and repair of one- and two-family dwellings and townhouses governed by the Oregon Residential Specialty Code statewide.
      “2023 Oregon Residential Specialty Code (ORSC) [...] Based on 2021 International Residential Code (IRC)”
  • InspectionsRequired

    Construction or work requiring a residential building permit in Sherman County; inspections are administered by the Oregon Building Codes Division's Pendleton field office under its temporary Sherman County services.

    • The permit holder or authorized agent must notify the building official when work is ready for inspection.
    • The permit holder must provide access to and means for inspection.
    • Construction must remain accessible and exposed for inspection until approved.
    • Final inspection is made after all work required by the building permit is completed.
    • Work may not proceed beyond each successive inspection point without building-official approval; noncompliant portions must be corrected and may not be covered or concealed until authorized.
    “Construction or work for which a permit is required shall be subject to inspection by the building official and such construction or work shall remain accessible and exposed for inspection purposes until approved.”
  • Certificate of occupancyRequired

    New residential dwellings and townhouses in Sherman County subject to the Oregon Residential Specialty Code.

    • Before occupancy of a new residential dwelling or townhouse, the building official must issue a certificate of occupancy unless a temporary certificate of occupancy is issued.
    • Before issuance, the general contractor or owner issued the structural permit must provide contact and relevant license information for the general contractor and electrical, HVAC, and plumbing contractors that performed work.
    • Certificates of occupancy are not required for work exempt from permits under Section R105.2 or for accessory buildings or structures.
    • A temporary certificate may authorize safe partial occupancy for a set period.
    “Prior to occupancy of a new residential dwelling or townhouse the building official must issue a certificate of occupancy in the form and format established by the Division, unless a temporary certificate of occupancy is issued by the building official.”
  • Minimum dwelling sizeSpecified

    An owner-built single-family residence and adjacent auxiliary structures constructed entirely by the owner intending to occupy them, or by the owner with unpaid assistance from friends and relatives.

    • The owner must not have taken advantage of the ORS 455.320(2) exemptions during the five years prior to applying for the exemption.
    • The exemption applies to structural-code requirements for ceiling heights, room sizes, and maintenance of specific temperature levels.
    • The exemption applies to new construction, renovation, remodeling, or alteration of an owner-built dwelling or outbuilding.
    • The building permit must note whether the structure complies with the exempted requirements; if it does not, the owner-builder must file a copy of the permit with the county clerk for the permanent deed record.
    • The owner must provide the county clerk a property description sufficient to give constructive notice as if contained in a mortgage.
    • The exemption does not eliminate other applicable building-code, permit, inspection, land-use, or utility requirements.

    eligibility lookback: 5 years (The five years prior to applying for an exemption under ORS 455.320.) · covered structural provisions: ceiling heights, room sizes, and maintenance of specific temperature levels

    “Owner-built dwellings and outbuildings shall be exempt from any requirements of the structural code for ceiling heights, room sizes and the maintenance of specific temperature levels in those structures. The exemption shall apply to the new construction, renovation, remodeling or alteration of an owner-built dwelling or outbuilding.”
  • Minimum lot sizeSpecified

    Creation of new lots or parcels in rural residential areas in Oregon, including applicable rural residential areas of Sherman County.

    • The rule applies to rural residential areas: lands outside an urban growth boundary, planned and zoned primarily for residential uses, where an exception to Goal 3, Goal 4, or both has been taken.
    • The rule does not apply to land inside an acknowledged urban growth boundary, an acknowledged unincorporated community boundary, an acknowledged urban reserve area, an acknowledged destination resort, resource land, nonresource land, marginal land, or land planned and zoned primarily for rural industrial, commercial, or public use.
    • A rural residential zone in effect on October 4, 2000 must require at least two acres for a new lot or parcel, unless an exception in OAR 660-004-0040 applies.
    • A new lot or parcel smaller than two acres may be created only if a Goal 14 exception is taken; two acres or more does not automatically establish compliance with Goal 14.
    • Each local government must specify a minimum lot size for each rural residential area.
    • For rural residential areas designated after October 4, 2000, the county must either require at least ten acres for each new lot or parcel or establish a minimum of at least two acres under the applicable Goal 14 exception requirements.
    • Limited exceptions allow certain smaller parcels for divisions involving qualifying pre-October 4, 2000 habitable dwellings, Measure 49 transfer receiving areas, and other specifically enumerated circumstances.
    • The rule took effect October 4, 2000 for the specified sections.

    minimum lot or parcel size for existing rural residential zones: >= 2 acres (A smaller lot or parcel requires a Goal 14 exception, subject to the rule's requirements.) · minimum lot or parcel size for rural residential areas designated after October 4, 2000: >= 10 acres (The county may instead establish a minimum of at least two acres in accordance with the applicable Goal 14 exception requirements.)

    “(8)(a) The creation of any new lot or parcel smaller than two acres in a rural residential area shall be considered an urban use. Such a lot or parcel may be created only if an exception to Goal 14 is taken. This subsection shall not be construed to imply that creation of new lots or parcels two acres or larger always complies with Goal 14. The question of whether the creation of such lots or parcels complies with Goal 14 depends upon compliance with all provisions of this rule.”
    One more reviewed finding on this topic
    • Specified — Lots or parcels in Oregon resource-land zones covered by ORS 215.780: exclusive farm use land and designated forestland.
      “Except as provided in subsection (2) of this section, the following minimum lot or parcel sizes apply to all counties: (a) For land zoned for exclusive farm use and not designated rangeland, at least 80 acres; (b) For land zoned for exclusive farm use and designated rangeland, at least 160 acres; and (c) For land designated forestland, at least 80 acres.”
  • Living in an RVLimited

    One residential-use recreational vehicle on a lot or parcel in an Oregon rural area, when a county elects to allow the use under ORS 215.490.

    • The property must not be within an urban reserve.
    • An owner-occupied single-unit dwelling must be sited on the property as the owner's primary residence.
    • There must be no other dwelling units on the property, and no portion of the single-unit dwelling may be rented as a residential tenancy.
    • The recreational vehicle space or vehicle may not be used for vacation occupancy or other short-term uses.
    • The recreational vehicle must be owned or leased by the tenant.
    • The property owner must provide essential services.
    • A county may require registration, a written residential rental agreement, payment limits, and reasonable appearance, repair, inspection, or siting standards.
    “A county may allow an owner of a lot or parcel in a rural area to site on the property one recreational vehicle”
    One more reviewed finding on this topic
    • Limited — Residential occupancy of a recreational vehicle in Oregon when the vehicle is allowed under ORS 215.490, located in a manufactured dwelling park, mobile home park, or recreational vehicle park and lawfully connected to required services, or placed on a lot with a dwelling made uninhabitable by a natural disaster.
      “A state agency or local government may not prohibit the placement or occupancy of a recreational vehicle”
  • Camping on your landAllowed (with conditions)

    Occupancy of a manufactured dwelling or camping vehicle on private land in Oregon.

    • The landowner must consent.
    • The lot, tract or parcel must have adequate area for safe, approved water supply and sewage disposal facilities.
    • The use must not conflict with ORS 446.310 (9).
    • The person must comply with all applicable state or local standards for sanitation, water, plumbing, electrical and sewerage installations.
    “446.125 Occupancy on private land. A person may occupy a manufactured dwelling or a camping vehicle on private land with the consent of the owner of the land if: (1) The lot, tract or parcel of land upon which the manufactured dwelling or camping vehicle is situated has an area adequate to provide safe, approved water supply and sewage disposal facilities and is not in conflict with ORS 446.310 (9). (2) The person complies with all applicable standards of sanitation, water, plumbing and electrical and sewerage installations prescribed by the laws of this state and the rules issued thereunder, or by local authorities.”
  • Tiny homesLimited

    Tiny homes and tiny homes on wheels used as temporary dwellings in Oregon, including Sherman County.

    • Temporary-dwelling occupancy is under the purview of the local municipality, meaning the city council or county commission.
    • This state source does not establish permission for permanent tiny-home occupancy or identify Sherman County-specific land-use limits.
    ““Tiny Homes” or “Tiny Homes on Wheels” used as temporary dwellings are under the purview of a local municipality (city council or county commission).”
  • Manufactured homesAllowed (with conditions)

    Occupancy of a manufactured dwelling on private land in Sherman County and elsewhere in Oregon.

    • The landowner must consent.
    • The lot, tract, or parcel must have adequate area for safe, approved water supply and sewage disposal facilities.
    • The occupancy may not conflict with ORS 446.310 (9).
    • Manufactured dwellings must be installed in accordance with the Oregon Manufactured Dwelling Installation Specialty Code (OMDISC).
    • Local land-use, sanitation, utility, septic, and permit requirements may still apply.
    “A person may occupy a manufactured dwelling or a camping vehicle on private land”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Occupancy of a manufactured dwelling on private land in Oregon with the landowner's consent.
      “A person may occupy a manufactured dwelling or a camping vehicle on private land with the consent of the owner”
  • Accessory dwellingsLimited

    Accessory dwelling units in areas within an urban growth boundary zoned for detached single-unit dwellings in a city with population greater than 2,500 or a county with population greater than 15,000.

    • The local government must allow at least one accessory dwelling unit for each detached single-unit dwelling.
    • Local regulations may address siting and design but may not include owner-occupancy requirements for the primary or accessory structure or requirements to construct additional off-street parking.
    • Local governments may regulate vacation occupancies to require owner-occupancy or off-street parking.

    city population threshold: > 2500 persons · county population threshold: > 15000 persons · minimum ADUs per detached single-unit dwelling: >= 1 unit

    “A city with a population greater than 2,500 or a county with a population greater than 15,000 shall allow”
  • Well permitRequired

    A property owner constructing, altering, converting, or abandoning a water-supply well in Oregon without being a licensed and bonded Water Supply Well Constructor.

    • A licensed and bonded Water Supply Well Constructor is exempt from the landowner-permit requirement stated on the page.
    • The permit, permit fee, and bond or irrevocable letter of credit must be obtained before work begins.
    • The application requires owner and surety information, proposed well location, proposed use, type of work, and a Department-approved well design plan.
    • The bond or irrevocable letter of credit is $10,000 and the permit fee is $550.
    • Only the owner of record, an immediate family member of the owner of record, or a full-time employee whose main duties are other than well construction may operate a drilling machine under a landowner permit.
    • The permit expires six months after issuance; a water-well report is due within 30 days after permit expiration or well completion, whichever occurs first.
    • The Department may deny a permit if the proposed work presents a health threat, health hazard, contamination source, or groundwater waste source.

    bond or irrevocable letter of credit: 10000 USD · permit fee: 550 USD · permit expiration: 6 months · water-well report deadline: 30 days (after permit expiration or well completion, whichever occurs first)

    “The Water Resources Commission requires a permit [...] for each water supply well constructed, altered, converted, or abandoned by a landowner”
    2 more reviewed findings on this topic
    • Required — Construction, alteration, conversion, or abandonment of a water-supply well by a landowner in Sherman County, Oregon.
      “The Water Resources Commission requires a permit, permit fee, and bond or irrevocable letter of credit, for each water supply well constructed, altered, converted, or abandoned by a landowner, unless the landowner is a licensed and bonded Water Supply Well Constructor.”
    • Limited — Water-right permitting for use of groundwater from a well in Sherman County, Oregon.
      “With some exceptions, a water right permit or license from the Oregon Water Resources Department (Department) is required to use water from any source in the State of Oregon—whether it is underground, from lakes or streams, or from a reservoir. A few examples of uses that are exempt from this requirement include emergency fire control, stock watering, and domestic water use from a well not exceeding 15,000 gallons per day.”
  • Mandatory utility hookupSewer (with conditions)

    A building located within an Oregon sewer district, including a building using a composting toilet.

    • The source specifically addresses buildings within a sewer district.
    • A composting toilet does not eliminate the sewer-connection requirement.
    “What if my building is within a sewer district? Your building will still need a sewer connection.”
  • Agricultural exemptionConditional

    Agricultural buildings in Sherman County and other jurisdictions served by the Oregon Building Codes Division Pendleton field office, where the proposed structure satisfies ORS 455.315.

    • The exemption applies only to the structural permit and inspections under the Oregon State Structural Specialty Code.
    • Separate permits are required for electrical wiring, mechanical systems, boilers, plumbing, and septic systems.
    • The form is for jurisdictions served by the field office, including Sherman County.
    • Local planning approval and signature are required; Building Codes Services cannot issue local zoning permits.
    • If the local jurisdiction determines the property is not a farm, is not zoned appropriately, or is denied for another purpose, Building Codes Services will not exempt the building.
    • If plumbing is included, DEQ sanitation approval is required before approval.
    • An agricultural building does not include a dwelling, a structure with 10 or more persons present at one time except for growing plants, a State Fire Marshal-regulated structure, a structure used by the public, or a structure subject to the National Flood Insurance Act.
    • The building must be located on a farm or forest operation and used for qualifying agricultural, forestry, horticultural, animal-husbandry, or equine purposes.
    • The exemption does not apply to a dwelling.
    • The state interpretation states that the determination of what constitutes a farm or forest operation is vested with the local planning department in conjunction with adopted zoning ordinances.
    • The state interpretation states that additional personal storage uses such as recreational vehicles are conditionally allowed only when incidental and accessory to qualifying agricultural uses, personal to the farm owner and immediate household, and not posing a greater hazard.

    maximum persons present: < 10 persons (A structure used for a purpose other than growing plants is excluded from the agricultural-building definition when 10 or more persons are present at one time.) · historical application fee: 50 USD (The official form states that Oregon Building Codes Services is waiving the fee at this time.)

    “If the indicated use meets the statutory parameters of ORS 455.315”
    One more reviewed finding on this topic
    • Available (with conditions) — Qualifying agricultural buildings, agricultural grading, equine facilities and dog-training facilities under Oregon structural-code law.
      “The provisions of this chapter do not authorize the application of a state structural specialty code to any agricultural building, agricultural grading, equine facility or dog training facility.”
  • county zoning authorityGeneral

    Oregon counties adopting and revising comprehensive plans, zoning, subdivision, and other land-use ordinances applicable to county land, including unincorporated areas.

    • The statutory text states an exception for ORS 527.722.
    • Plans and related ordinances may be adopted and revised part by part or by geographic area.
    • Zoning, subdivision, and other ordinances or regulations must be designed to implement the adopted county comprehensive plan.
    • Before a county zoning ordinance has legal effect, the governing body or planning commission must conduct one or more public hearings and publish 10 days' advance public notice; additional notice requirements apply to certain zone changes under ORS 215.223.
    “Except as provided in ORS 527.722, the county governing body shall adopt and may from time to time revise a comprehensive plan and zoning, subdivision and other ordinances applicable to all of the land in the county. The plan and related ordinances may be adopted and revised part by part or by geographic area.”
  • county building authorityGeneral

    Oregon counties administering and enforcing building inspection programs, including issuance and enforcement of building permits for residential construction in areas outside incorporated cities.

    • A county building inspection program is subject to the state building code and the statutory building-inspection-program framework.
    • If a county does not notify the director, or notifies the director that it will not administer and enforce a building inspection program, the director must arrange administration and enforcement through a municipality, other person, state employees, or state agencies; permit and other fees arising therefrom are paid into the Consumer and Business Services Fund.
    • A building inspection program is administered for four-year periods under ORS 455.150; the governing body must provide required notices to the Director of the Department of Consumer and Business Services.
    • The program must specify cooperation with the State Fire Marshal or designee and how a uniform fire code will be considered in design and construction review.
    • The cited archive is the 2015 Oregon Revised Statutes edition; the current official ORS 455 page was identified but returned a 403 error during retrieval.
    “If a city does not notify the director, or notifies the director that it will not administer the building inspection program, the county or counties in which the city is located shall administer and enforce the county program within the city in the same manner as the program is administered and enforced outside the city, except as provided by subsection (6) of this section.”

Still unanswered

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

  • Setbacks — Setback standards under Sherman County zoning rules, including possible F-1, rural residential, natural-hazard, and unincorporated-community districts.
  • Lot coverage — Lot-coverage requirements in Sherman County.
  • Building height — Building-height requirements in Sherman County.
  • Short-term rentals — Short-term rentals or transient lodging in Sherman County, especially unincorporated areas.

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 Sherman County, Oregon

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

Sherman County scores 38/100 on the Bolthole Index, a marginal county profile. Its strengths: sparse surroundings — about 578 people within a 30-minute drive and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 13.3″ of rain a year, in severe drought 24.7% of years and elevated current hazard exposure.

Do you need a building permit in Sherman County, Oregon?

Sherman County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by North Central Public Health District (agent for Oregon DEQ Onsite Wastewater Program, serving Wasco and Sherman Counties). 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 Sherman County?

Living in an RV on your own land in Sherman County is limited to specific cases: Statewide rule. One residential-use recreational vehicle on a lot or parcel in an Oregon rural area, when a county elects to allow the use under ORS 215.490. The property must not be within an urban reserve. An owner-occupied single-unit dwelling must be sited on the property as the owner's primary residence. A tiny home is limited to specific cases. Confirm with the county before relying on it.

How much does land cost in Sherman County, Oregon?

Land in Sherman County runs about $1,410 per acre, based on the latest county data.

What is the water situation in Sherman County?

Sherman County gets about 13.3" of rain a year, with severe drought in roughly 24.7% of years.

How remote is Sherman County?

A representative private-land location has about 578 people within a 30-minute drive and 982,487 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 Sherman compares in Oregon

Compare side-by-side →See all 36 Oregon counties ranked →