Bolthole Index

Umatilla County, Oregon

Building permits, zoning and septic rules in Umatilla County, Oregon

68Index Score / 100
#2 of 36 in Oregon

Unincorporated Umatilla County, Oregon requires building permits for new construction and specified alterations, issued through the Oregon Building Codes Division12. Umatilla County Planning separately requires zoning approval for new construction and additions, while Umatilla County administers septic permits countywide34. Inside incorporated cities, building-permit and zoning arrangements may differ, but onsite septic remains a county responsibility154.

At a glance

Structural (building) permit
Required for new construction, additions and manufactured-home setups, issued by the state Building Codes Division's Pendleton office6
Zoning permit
Required for new construction and additions in unincorporated Umatilla County; ordinary zoning approval costs $100 per tax lot78
Septic permit
Required and issued directly by Umatilla County, delegated from Oregon DEQ9
Owner-builder
An owner may qualify to work without a contractor license, but building permits and inspections still apply10
RV or manufactured home as your dwelling
One manufactured home on an RR-2 tax lot, or one RV on a Mountain Residential tax lot, each with a county zoning permit; other zones need a separate check1112
Agricultural building exemption
Qualifying farm buildings on resource-zoned land can skip the state structural code, with county planning sign-off13
Landowner-built well
A landowner drilling or altering a water-supply well needs a state permit, fee and financial bond before work begins unless licensed and bonded14

Who to call

Planning & zoning

Umatilla County Planning Division

Zoning permits, land-use applications, pre-application meetings and farm-building exemption sign-off for unincorporated Umatilla County

541-278-6252

planning@umatillacounty.gov

Building permits

Oregon Building Codes Division – Pendleton Field Office

Structural, electrical, plumbing and mechanical permits, plan review and inspections for Umatilla County

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

Septic permits

Umatilla County Environmental Health – Onsite Wastewater (Septic) Program

Septic construction, repair and reconnection permits for Umatilla County

541-278-6394

Roads & driveways

Umatilla County Department of Public Works

Road approach and private road crossing permits onto Umatilla County roads

3920 Westgate, Pendleton, OR 97801

Contact details are copied from each office’s official page and were checked against it on October 14, 2026.

Off-grid gear

Going off-grid in Umatilla 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 Umatilla County, Oregon?

Unincorporated Umatilla County, Oregon requires building permits for new construction and specified alterations, and the person doing the work is responsible for obtaining them1. The Oregon Building Codes Division provides Umatilla County with structural, electrical, plumbing and mechanical permit services, including plan review and inspections2. A structural permit application accompanies the county zoning permit for additions, new structures and manufactured-home placement15. An owner may qualify to perform work without an Oregon contractor license, but that exemption does not remove building-permit or inspection requirements10. A separate, narrow rule lets a qualifying owner-builder depart from structural-code requirements for ceiling heights, room sizes and specified temperature levels; the building permit is still required and must record compliance16. Qualifying agricultural buildings may be exempt from the structural code, while electrical, plumbing and mechanical permits still apply13.

Who issues building permits in Umatilla County, and how do you reach them?

The Oregon Building Codes Division's Pendleton field office, at 800 SE Emigrant Ave., Suite 360, issues structural, electrical, plumbing and mechanical permits and provides plan review and inspections for Umatilla County17. Umatilla County Planning, reached at 541-278-6252 or planning@umatillacounty.gov, separately handles county zoning permits, land-use applications and required pre-application meetings15. Umatilla County Environmental Health, reached at 541-278-6394, separately handles septic installation and repair permits countywide184. Inside an incorporated city, confirm that city's building-permit and zoning arrangements before applying; septic permits do not shift with city building or zoning administration because Umatilla County administers onsite septic systems throughout the county154.

Does Umatilla County have zoning?

Umatilla County has zoning for land under county jurisdiction; unzoned land coming under county jurisdiction is automatically assigned General Farm or Exclusive Farm Use zoning, whichever is more appropriate7. In unincorporated Umatilla County, new construction and additions require a zoning permit when the use is permitted outright or after land-use approval7. The ordinary zoning-permit fee is $100 per tax lot; the planning schedule effective July 1, 2026 does not list every application type, and postage, copies and notice publication can cost extra819. A county floodplain-development permit costs $250 including the zoning-permit fee, rather than adding a separate ordinary zoning fee20. County zoning maps identify districts by township, range, section and tax lot5. Inside city limits, Umatilla and Stanfield set their own zoning; Umatilla County Environmental Health remains the countywide onsite-septic authority21224. Urban growth areas can also have different zoning controls, so ask County Planning which code applies to the parcel2315.

How do septic permits work in Umatilla County?

Umatilla County administers onsite septic regulation under authority delegated by Oregon and enforces the applicable state statutes and environmental rules4. A county construction-installation permit is required for a new system; an authorization notice or alteration permit applies when a system is placed into service, its use changes or projected sewage flow increases; and repairs require a county repair permit24. A system may not be covered, connected or used until it has a certificate of satisfactory completion25. Only about 21.9% of Umatilla County soils are rated “not limited” for a conventional drain field, so establish septic feasibility before fixing the house site26. Untreated or partly treated sewage cannot be discharged onto the ground or into public waters, and plumbing cannot connect to an unapproved disposal system27.

Can you live in an RV, manufactured home or tiny home on your land in Umatilla County?

In Umatilla County's Rural Residential 2 (RR-2) zone, one manufactured dwelling or mobile home may serve as the single-family dwelling option on one tax lot with a zoning permit; the lot cannot also have a site-built house as its dwelling option11. In the Mountain Residential zone, one recreational vehicle may serve as the dwelling option on one tax lot with a zoning permit, and the lot cannot also use a manufactured home or site-built house except for an approved temporary hardship home12. A temporary hardship manufactured dwelling or park model requires a qualifying care-related hardship, shares the existing septic system, receives approval for 2 years at a time and must be removed within 90 days after the need ends28. The county's separate private-campground rule allows temporary stays of up to 30 days in a consecutive 6-month period only in qualifying campgrounds on certain farm-use land; it does not create a general right to occupy an RV on any parcel29. We could not confirm a standalone county rule for a structure marketed as a tiny home, or for other zones; ask Umatilla County Planning how the unit will be classified and which zoning standards apply15.

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

  1. Contact Umatilla County Planning to identify the parcel’s zoning and request a pre-application meeting at 541-278-6252 to confirm the zoning district and whether land-use or floodplain approval applies15.
  2. If the property is not on public sewer, apply for a septic construction permit through Umatilla County Environmental Health at 541-278-6394 before finalizing the site plan18.
  3. Apply for the county zoning permit with the site plan and all owners' signatures; the ordinary fee is $100 per tax lot, while other land-use reviews and notice costs can add fees3819.
  4. Submit the building-permit applications for structural, electrical, plumbing and mechanical work to the Oregon Building Codes Division's Pendleton field office17.
  5. Obtain a county driveway permit for a new approach onto a county road, or an ODOT highway-approach permit for access to a state highway3031.
  6. Complete the required inspections and obtain the building official's certificate of occupancy before moving into the new dwelling32.

What to check before you buy land in Umatilla County

Check septic suitability before committing: only about 21.9% of Umatilla County soils are rated “not limited” for a conventional drain field, so ask Environmental Health for a site evaluation early26. Confirm floodplain status with Umatilla County Planning because development in a flood hazard area requires a county floodplain-development permit as well as zoning approval33. If a landowner plans to construct, alter, convert or abandon a water-supply well without being a licensed and bonded well constructor, Oregon requires a landowner well permit, a $550 fee and a $10,000 bond or irrevocable letter of credit before work begins14. Check access before choosing a house site: a new approach onto a county road needs a county driveway permit, while an approach to a state highway needs written ODOT permission3031. Umatilla County's typical property-tax bill is about $2,534 a year at an effective rate near 1% of value3435.

Watch-outs

  • The RR-2 manufactured-home rule, the Mountain Residential RV rule and the farm-use private-campground rule are narrow and do not establish a countywide right to live in an RV or manufactured home; confirm the parcel's zoning with Umatilla County Planning11122915.
  • We could not confirm a countywide minimum dwelling floor area in Umatilla County; ask County Planning what applies to the parcel’s zoning district and proposed dwelling15.
  • Only about 21.9% of Umatilla County's soils are rated “not limited” for a conventional septic drain field, so budget for a site evaluation and possibly an engineered or alternative system before you count on a standard drain field26.

Sources

  1. Building Codes Division: Umatilla County: Permit services, quoted and re-checked
  2. Building Codes Division - State of Oregon, quoted and re-checked
  3. Zoning Permits - Umatilla County, quoted and re-checked
  4. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  5. Umatilla County Development Code, quoted and re-checked
  6. Oregon Building Codes Division - Umatilla County permit services (2026 county census)
  7. Zoning Permits - Umatilla County, quoted and re-checked
  8. Planning Fee Schedule, quoted and re-checked
  9. Chapter 116: Septic System Program Enforcement (2026 county census)
  10. Oregon Revised Statutes, ORS 701.010 — Exemptions from licensure, quoted and re-checked
  11. Umatilla County Development Code, quoted and re-checked
  12. Umatilla County Development Code, quoted and re-checked
  13. Oregon Revised Statutes, Chapter 455 (Oregon statewide rule), quoted and re-checked
  14. Landowner Constructed Wells, quoted and re-checked
  15. Umatilla County Planning Division (co.umatilla.or.us)
  16. Oregon Revised Statutes, ORS 455.320 (Oregon statewide rule), quoted and re-checked
  17. Oregon Building Codes Division – Pendleton Field Office (oregon.gov)
  18. Umatilla County Environmental Health – Onsite Wastewater (Septic) Program (co.umatilla.or.us)
  19. Planning Fee Schedule, quoted and re-checked
  20. Planning Division - Umatilla County, quoted and re-checked
  21. Umatilla: Umatilla Code, Title 10 zoning, R-1 permitted uses (Umatilla County), quoted and re-checked
  22. Stanfield: Stanfield Development Code (Umatilla County), quoted and re-checked
  23. Planning Documents and Codes - Umatilla County, quoted and re-checked
  24. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  25. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  26. 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
  27. Chapter 116: Septic System Program Enforcement, quoted and re-checked
  28. umatillacounty.gov, quoted and re-checked
  29. Umatilla County Development Code, Revision Date July 17, 2024, quoted and re-checked
  30. Permit Application for Construction of Road Approaches and Private Road Crossings, quoted and re-checked
  31. Access Management (Oregon statewide rule), quoted and re-checked
  32. 2023 Oregon Residential Specialty Code - Chapter 1, quoted and re-checked
  33. Flood Hazard - Umatilla County, quoted and re-checked
  34. Median property tax bill: Bolthole Index county data
  35. Effective property tax rate: Bolthole Index county data

Written October 14, 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, Umatilla County requires a building permit for a home.

RuleUmatilla CountyUnion CountyMorrow CountyBaker CountyGrant CountyWallowa CountyGilliam County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsUmatilla CountyHarney County Onsite ProgramUCo HealthOR DEQ Onsite Wastewater ProgramCounty Planning Dept.Harney County Env. HealthUmatilla County Public Health

County locator

Umatilla County in Oregon

68
County map
Umatilla County highlighted among the Oregon counties · colored by Index score

How Umatilla County scores

Seclusion70100% ev.
Self-Sufficiency54100% ev.
Admin Boringness42100% ev.
Durability51100% ev.
Property Autonomy72100% ev.
Carry Cost75100% 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 →

$317kTypical home
1%Property tax
$2,437Land / acre
20.7"Annual rain
12.9% of yrsSevere drought
7.1 / yr (+5.4)Mid-century 100°F days
34 daysMid-century dry spell
1.11" (+7.1%)Mid-century 1-day rain
1.2×Wildfire change factor
100%Forward climate coverage
$1,067Home insurance / yr
3.8% / yrInsurance growth
0.98%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
58,324People within 2 hr
16,356Radius comparison (15 mi)
24.9People / sq mi
21.9%Federal land
59.9%Land at 15% slope or less
21.9%Soils rated "not limited" for septic (strict USDA rating)
441,307 acWorkable land screen
31.2%Wooded land
38.3 tonsBiomass / forest ac
49.1°FAvg temp

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Cities and towns in Umatilla 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: Adams · Athena · Echo · Helix · Hermiston · Milton-Freewater · Pendleton · Pilot Rock · Ukiah · Weston

Answers from the rulebook for Umatilla County

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

Umatilla County rules

  • Building permitRequired

    Residential construction and applicable structural, plumbing, mechanical, and electrical work in Umatilla County served by the Oregon Building Codes Division.

    • The source states that Umatilla County receives full or limited services, and lists cities with full services; incorporated jurisdictions may have their own local arrangements.
    • Local planning and DEQ approval may be required before construction plans are submitted.
    • Permits are required for all new construction and specified alterations, but listed residential permit exemptions apply.
    • The person performing the work, whether homeowner or contractor, is responsible for obtaining necessary permits.
    “Permits are required for all new construction”
  • County-wide zoningPresent (with conditions)

    County land-use and zoning regulation administered by Umatilla County Planning Department, including new construction and additions where a zoning permit is required.

    • A pre-application meeting is required for all land use request applications and some other applications.
    • If the use is permitted outright on the subject property, a zoning permit is required for new construction and additions, or after a land use permit application is obtained.
    • The zoning permit application requires the appropriate fee stated on the form, a completed site plan, and signatures of all property owners.
    • A structural permit is required with a zoning permit for all additions, new structures, placement of manufactured homes, and plumbing, electrical, and mechanical permits.
    • Design review is also required in certain zones, including Light Industrial and Retail Service Commercial, and special Highway 395 North Hermiston design criteria apply to covered properties.
    • Farm/agriculture/equine building exemptions may apply under ORS 455.315 only for qualifying agricultural buildings on resource-zoned EFU or GF land where a bona fide farm is operated and the property is assessed under the Farm Deferral tax program.
    “Any unzoned land in the County coming under the jurisdiction of the County shall be automatically zoned GF or EFU, whichever is the more appropriate.”
  • Local zoningVaries (with conditions)

    Aggregate countywide characterization of zoning across Umatilla County, including Umatilla County zoning and zoning or land-use controls associated with incorporated cities and their urban growth areas; this does not assert that the county administers every municipal ordinance.

    • Umatilla County maintains a Development Code, Comprehensive Plan, zoning maps, and zoning-permit process.
    • The county states that its 1972 Zoning Code is applicable in the urban growth areas of various cities in Umatilla County.
    • The county has also co-adopted or amended city comprehensive-plan, zoning-map, and urban-growth-boundary actions, so applicable local controls vary by jurisdiction and area.
    • A zoning permit is required for new construction and additions when the use is permitted outright, or after a land-use permit application is obtained.
    • Fees, site plans, owner signatures, pre-application meetings, structural permits, and zone-specific design review may be required.
    “which is the location of 12 incorporated cities. [...] The county also has an Interactive County Map with all of the cities' zoning”
  • Zoning districtsPublished (with conditions)

    County zoning districts and parcel-specific zoning maps for areas under Umatilla County land-use jurisdiction; incorporated cities and their urban growth areas may have separate city zoning administration.

    • The county development code states that zone boundaries are indicated on the County Zoning Maps and that the Official Zoning Map is an electronic GIS map layer adopted by reference.
    • The county zoning-maps page states that maps are organized by Township, Range, Section, and Tax Lot; parcel identification is required to locate the applicable map.
    • The county planning documents page states that the 1972 Umatilla County Zoning Code applies in the urban growth areas of various cities, so city/UGB zoning should not be treated as countywide county-administered zoning.
    “The boundaries for the zones listed in this chapter are indicated on the County Zoning Maps of 1984, previously adopted and memorialized for historical records. The Official Zoning Map exists in official replica form as an electronic map layer within the County Geographic Information System (GIS) which is hereby adopted by reference.”
  • Living in an RVAllowed (with conditions)

    One recreational vehicle used as the single-family dwelling option on one tax lot in the County MR, Mountain Residential, Zone.

    • A zoning permit under § 152.025 is required.
    • Only one of a manufactured dwelling/mobile home, recreational vehicle, or on-site constructed single-family dwelling may be permitted on a single tax lot, except for temporary hardship homes approved under § 152.576.
    • The cited code is the county development code; incorporated city limits may have separate rules.

    recreational vehicles per tax lot as dwelling option: 1 vehicle (one of the listed dwelling alternatives; temporary hardship homes under § 152.576 are excepted)

    “Our jurisdiction covers all unincorporated areas of Umatilla County and some urban growth areas. Please note: we do not respond to complaints for properties within any city limits.”
  • Camping on your landLimited

    Overnight temporary camping in private campgrounds on parcels or tracts predominantly in farm use but not meeting the definition of high-value farmland.

    • The campground must be on a lot or parcel contiguous to a lake or reservoir.
    • It may not be within three miles of an urban growth boundary unless an exception is approved pursuant to ORS 197.732 and OAR 660, Division 004.
    • The campground must be established on a site or be contiguous to lands with a park or other outdoor natural amenity accessible for recreational use by occupants.
    • The campground must be integrated into the rural agricultural and forest environment and protect vegetation or other natural features between campsites.
    • Intensively developed recreational uses such as swimming pools, tennis courts, retail stores, or gas stations are excluded.
    • Overnight temporary use by a camper or camper's vehicle may not exceed 30 days during any consecutive six-month period.
    • Campsites may be occupied by a tent, travel trailer, yurt, or recreational vehicle.
    • Separate sewer, water, or electric hookups may not be provided to individual campsites, except electrical service may be provided to permitted yurts.
    • Yurts require approval of the county governing body or designee; no more than one-third or a maximum of 10 campsites, whichever is smaller, may include a yurt; yurts must have no permanent foundation and no plumbing, sewage disposal hookup, or internal cooking appliance.
    • The facility must minimize conflicts with scenic values and adjacent farm, forest, rural, and recreational residential uses and may not alter accepted farming or forest practices on adjacent lands.
    • Access roads or easements must be improved to standards and grades recommended by the Public Works Director.
    • Fire protection measures must be considered, including litter and debris control, fencing where appropriate, fire-resistant or fire-retardant construction materials, and removal of forest fuels within 30 feet of structures.
    • Adequate off-street parking, water, approved sanitary disposal as required by County Environmental Health or DEQ, and solid-waste disposal are required.
    • Other conditions may be imposed under § 152.615.

    maximum overnight temporary use: <= 30 days during any consecutive 6-month period · maximum yurt share: one-third or maximum 10 campsites, whichever is smaller

    “Overnight temporary use in the same campground”
  • Manufactured homesAllowed (with conditions)

    One manufactured dwelling/mobile home used as the single-family dwelling option on one tax lot in the County RR-2, Rural Residential 2, Zone.

    • A zoning permit under § 152.025 is required.
    • Only one of a manufactured dwelling/mobile home or an on-site constructed single-family dwelling may be permitted on a single tax lot, except for temporary hardship homes approved under § 152.576.
    • The cited code is the county development code; incorporated city limits may have separate rules.

    manufactured dwellings/mobile homes per tax lot as dwelling option: 1 dwelling (one of the listed dwelling alternatives; temporary hardship homes under § 152.576 are excepted)

    “Our jurisdiction covers all unincorporated areas of Umatilla County and some urban growth areas. Please note: we do not respond to complaints for properties within any city limits.”
    One more reviewed finding on this topic
    • Limited — Temporary occupancy of a manufactured dwelling or park model home as a temporary hardship dwelling under UCDC § 152.576.
      “Approval shall be for a period of two years”
  • Who permits septicCounty (with conditions)

    Onsite septic systems in Umatilla County.

    • Umatilla County's authority is delegated by the State of Oregon.
    • The county adopts and enforces applicable Oregon Revised Statutes and Oregon Department of Environmental Quality rules.
    “The purpose of this Chapter is to implement the County's authority to enforce the subsurface sewage disposal program delegated to Umatilla County by the State of Oregon for onsite septic systems.”
  • Septic permitRequired

    Construction, installation, development, alteration, repair, placement into service, change of use, or increased projected daily sewage flow for onsite sewage systems in Umatilla County.

    • Construction, installation, or development requires a county construction installation permit.
    • Placing a system into service, changing its use, or increasing projected daily sewage flow requires an authorization notice or alteration permit, as appropriate.
    • Repair requires a county repair permit.
    • Emergency repairs are allowed when sewage backs up into a dwelling or commercial facility, or when a broken sewer pipe requires immediate action, provided a permit is obtained within three days after emergency repairs begin.
    • All proposed or approved sewage facilities must comply with applicable Oregon Revised Statutes and Oregon Department of Environmental Quality rules.
    “Begin construction, installation or development of any system without first obtaining a construction installation permit from the county;”
  • Septic inspectionRequired

    Completion and use of onsite sewage systems in Umatilla County.

    • A system may not be backfilled, covered, connected to, or used without a certificate of satisfactory completion of construction, installation, repair, or alteration.
    • The certificate requirement may be waived by operation of law or otherwise.
    • The cited county provision requires a satisfactory-completion certificate but does not specify the inspecting official or inspection scheduling process.
    “Backfill or cover, connect to or use, any system without first obtaining a certificate of satisfactory completion of construction, installation, repair or alteration unless issuance of the certificate has been waived by operation of law or otherwise;”
  • Off-grid sanitationLimited

    Occupying or using land with onsite sanitation in Umatilla County.

    • Land may not be inhabited or used except in compliance with Oregon Revised Statutes Chapter 454 and rules adopted under that chapter.
    • Untreated or partially treated sewage or septic-tank effluent may not be discharged directly or indirectly onto the ground surface or into public waters.
    • Plumbing fixtures may not be connected to a sewage disposal system that has not been approved by the county.
    • Use remains subject to required permits and satisfactory-completion certification.
    “No person shall habitate on or utilize land except in compliance with ORS Chapter 454 and rules promulgated thereunder.”
  • Driveway accessRequired

    Construction of a road approach or private road crossing accessing a Umatilla County road or other public road.

    • The approach must enter the county road at right angles unless otherwise authorized by Public Works.
    • No access is allowed within 200 feet of an existing access under current standards.
    • Minimum sight distance is 300 feet in both directions.
    • The approach must rise or drop at no more than 5% for 20 feet from the county-road edge and be at least 12 feet wide.
    • A permit is required before construction; the approach or crossing may not be constructed until the permit signed by the Public Works Director is obtained.
    • A minimum of one week is required to obtain the permit.
    • A $50 county fee is stated on the application.

    application fee: 50 USD · minimum separation from existing access: >= 200 feet (current standards state no access within 200 feet) · minimum sight distance: >= 300 feet in both directions · minimum approach width: >= 12 feet · maximum grade change: <= 5 percent (for 20 feet from the edge of the county road)

    “A minimum of 1 week will be required to obtain a permit to allow the County Public Works Department adequate time to inspect the location of the approach site and obtain the signatures required. The approach or private crossing shall not be constructed until Permittee obtains a copy of this permit signed by the Public Works Director.”
  • Building in a floodplainRequired

    Properties within Umatilla County flood hazard areas.

    • The requirement applies to properties within the flood hazard area.
    • A zoning permit for each parcel is also necessary along with the floodplain development permit.
    • If more than one property is involved, multiple zoning permits are required.
    • The floodplain permit application states that incomplete applications may be refused.

    floodplain development permit fee: 250 USD (includes initial zoning permit fee; the fee schedule states it includes the zoning permit fee)

    “County Floodplain Development Permit Application - For those properties that are within the flood hazard area, a County Floodplain Development Permit is required.”
  • Permit feesPublished (with conditions)

    County planning, zoning, land-use, floodplain, subdivision, partition, variance, and related applications listed in the Umatilla County Planning Fee Schedule, including applications in unincorporated county areas administered by the County Planning Department.

    • The schedule states that not all application types are listed.
    • Applications may incur separately charged postage, copies, and publication-of-notice costs.
    • Electronic applications are accepted, but printing fees apply after the first six pages at $0.25 per page.
    • The schedule is established by Ordinance #2026-05 effective July 1, 2026, and was last updated July 17, 2026.
    • For a zoning permit, the fee is $100 per tax lot; a zoning permit for cell, meteorological, transmission towers, and wind turbines is $200 per tax lot.
    • A conditional use permit costs $750, with a temporary hardship dwelling conditional use permit costing $350.
    • A land use decision costs $750; a farm dwelling land use decision costs $750; a non-farm dwelling land use decision costs $1,000.
    • A Type II, III, or IV land partition costs $750; a Type I land partition, subdivision, or cluster development costs $1,000 plus $25 per lot over 10 lots.
    • A variance costs $500; a design review including the zoning permit fee costs $350; a floodplain development permit including the zoning permit fee costs $250.
    • A legal lot of record determination costs $100 plus $75 per hour for research over two hours; a pre-application for a resource dwelling, EFU, or GF costs $100 plus $75 per hour for research over two hours.
    • Asterisks in the schedule indicate that postage, copies, and publication-of-notice costs are charged separately.

    zoning permit: per 100 USD/tax lot · zoning permit - cell, meteorological, transmission towers and wind turbines: per 200 USD/tax lot · zoning permit amendment: 25 USD · conditional use permit: 750 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · conditional use permit - temporary hardship dwelling: 350 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · design review including zoning permit fee: 350 USD · floodplain development permit including zoning permit fee: 250 USD · land partition Type II, III and IV: 750 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · land partition, subdivision or cluster development Type I: 1000 USD (plus $25 per lot over 10 lots; asterisked applications may incur separate postage, copies, and publication-of-notice costs) · land use decision: 750 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · land use decision - farm dwelling: 750 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · land use decision - non-farm dwelling: 1000 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · land use decision - utility facility necessary: 2500 USD (plus $500 per tax lot after the first tax lot; asterisked applications may incur separate postage, copies, and publication-of-notice costs) · variance: 500 USD (asterisked applications may incur separate postage, copies, and publication-of-notice costs) · printing of electronically submitted applications over six pages: per 0.25 USD/page (first six pages excluded) · public notice: per 2 USD/notice (newspaper notice is charged at newspaper cost)

    “PLANNING FEE SCHEDULE Established by Ordinance #2026-05 effective July 1, 2026 Type of Application (not all application types are listed) Fee [...] Zoning Permit $100/tax lot [...] * The cost of postage, copies and publication of notice will be charged separately.”
    2 more reviewed findings on this topic
    • Published (with conditions) — Planning and land-use applications administered under Umatilla County Code 39.611.
      “PLANNING FEE SCHEDULE Established by Ordinance #2026-05 effective July 1, 2026 Type of Application (not all application types are listed) Fee”
    • Published (with conditions) — Umatilla County zoning permits for applications subject to the county planning fee schedule.
      “Design Review (includes Zoning Permit fee) $350 [...] Floodplain Development Permit (includes Zoning Permit fee) $250 [...] Zoning Permit $100/tax lot Zoning Permit – Establish and modify Cell, Met, Transmission Towers & Wind Turbines $200/tax lot Zoning Permit Amendment $25”
  • Permit processPublished (with conditions)

    County zoning-permit processing for new construction, additions, changes of use, manufactured-home placement, and other development in areas administered by Umatilla County.

    • A zoning permit is required for new construction and additions when the use is permitted outright, or after a land-use permit application is obtained.
    • Required materials include prior land-use approval when necessary, property location and tax-lot information, a site plan, and original signatures of all current property owners.
    • Pre-application meetings are required for all land-use request applications and some other applications.
    • Some projects also require state building-code, septic, health, or floodplain approvals.
    “If the use is permitted outright on the subject property, a zoning permit is required for new construction and additions or after a land use permit application is obtained. Attach the appropriate fee as stated on the form, completed site plan and signatures of ALL property owners.”

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) — An owner or owner’s employee performing construction work on property the person owns, or a person performing work on that person’s residence, in Umatilla County, Oregon.
      “The following persons are exempt from licensure under this chapter: [...] (7) A person performing work on a property that person owns”
  • Building code adoptedAdopted (with conditions)

    Statewide Oregon specialty building codes applicable in Umatilla County, administered through the Oregon Building Codes Division and local building departments.

    • The Oregon Building Codes Division adopts construction codes for 13 specialty areas and oversees a statewide inspection system.
    • Cities and counties administer a single code throughout Oregon.
    • For Umatilla County, the Building Codes Division provides full or limited electrical, mechanical, plumbing, and structural building-department services, including plan review, permitting, and inspections.
    • The 2025 Oregon Structural Specialty Code is effective October 1, 2025, with a six-month phase-in and mandatory application April 1, 2026.
    • The 2023 Oregon Residential Specialty Code Chapter 1 is effective and mandatory October 1, 2023; Chapters 2-44 and appendices are effective October 1, 2023 and mandatory April 1, 2024.
    • The 2023 Oregon Electrical Specialty Code and 2023 Oregon Plumbing Specialty Code are effective October 1, 2023.
    • The 2025 Oregon Mechanical Specialty Code is effective October 1, 2025 with a six-month phase-in period.
    • Local planning and Department of Environmental Quality approval may be required before construction plans are submitted for building-code review.
    “Permits are issued and inspections performed to ensure construction meets state building codes and safety standards.”
    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)”
  • Certificate of occupancyLimited

    New residential dwellings, townhouses, and changes in character, use, or occupancy under the Oregon Residential Specialty Code, including applicable construction in Umatilla County.

    • A building or structure may not be used or occupied, or changed in character, use, or occupancy, until the building official issues a certificate of occupancy.
    • Certificates of occupancy are not required for work exempt from permits under Section R105.2 or for accessory buildings or structures.
    • Before issuance for a new residential dwelling or townhouse, the building official must issue the certificate unless a temporary certificate is issued.
    • Before issuance, the general contractor or structural-permit owner must provide contact and relevant license information for contractors that performed work.
    • A temporary certificate may be issued before all permitted work is complete if the occupied portion is safe, for a period set by the building official.
    “until the building official has issued a certificate of occupancy”
  • 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

    Lots or parcels in Oregon resource-land zones covered by ORS 215.780: exclusive farm use land and designated forestland.

    • The stated standards apply except as provided in ORS 215.780(2).
    • A county may adopt a lower minimum lot or parcel size in specified circumstances if it demonstrates compliance to the Land Conservation and Development Commission or satisfies one of the statutory exceptions.
    • The statute states that a county with an acknowledged smaller minimum lot or parcel size described in ORS 215.780(5) need not comply with subsection (2).

    minimum lot or parcel size for exclusive farm use land not designated rangeland: >= 80 acres (Subject to ORS 215.780(2) and (5).) · minimum lot or parcel size for exclusive farm use land designated rangeland: >= 160 acres (Subject to ORS 215.780(2) and (5).) · minimum lot or parcel size for designated forestland: >= 80 acres (Subject to ORS 215.780(2) and (5).)

    “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.”
  • 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 landowner constructing, altering, converting, or abandoning a water-supply well on the landowner's property in Umatilla County.

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

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

    “The Water Resources Commission requires a permit, permit fee, and bond or irrevocable letter of credit, for each water supply well constructed, altered”
    One more reviewed finding on this topic
    • Required — A property owner constructing, altering, converting, or abandoning a water-supply well in Oregon without being a licensed and bonded Water Supply Well Constructor.
      “The Water Resources Commission requires a permit [...] for each water supply well constructed, altered, converted, or abandoned by a landowner”
  • 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 exemptionAvailable (with conditions)

    Qualifying agricultural buildings, agricultural grading, equine facilities and dog-training facilities under Oregon structural-code law.

    • The exemption is only from the Oregon Structural Specialty Code.
    • Electrical, plumbing and mechanical work remains subject to permits and the applicable specialty codes.
    • An agricultural building must be located on a farm or forest operation and used for the statutory agricultural, forestry, horticultural, animal-husbandry or related purposes.
    • An agricultural building does not include a dwelling; a structure used for a purpose other than growing plants in which 10 or more persons are present at any one time; a structure regulated by the State Fire Marshal; a structure used by the public; or a structure subject to the National Flood Insurance Act provisions identified in ORS 455.315.
    • Incorporated cities may regulate agricultural buildings, equine facilities and dog-training facilities within their boundaries.
    • Additional uses in an agricultural building must be incidental and accessory, personal to the farm owner and immediate family or household, and pose no greater hazard than the listed agricultural uses.

    maximum persons present for qualifying non-growing-plants agricultural structure: < 10 persons (Structures with 10 or more persons present at one time are excluded.)

    “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.”
  • Subdividing landRegulated (with conditions)

    Subdivisions and partitions in Oregon subject to review under ORS 92.044.

    • Before a plat may be made and recorded, the applicant must submit a written application to the city or county having jurisdiction under ORS 92.042.
    • The application must include a tentative plan showing the general design.
    • The tentative plan must be approved before the plat may be considered for approval.
    • Cities and counties must adopt standards and procedures governing submission and approval, including requirements addressing utilities, streets, minimum lot sizes, safety, light and air, overcrowding, transportation, water, sewerage, drainage, education, recreation and other needs.
    • Applicable local zoning ordinances and regulations remain part of plat approval criteria.

    tentative-plan approval before plat consideration: true (Applies to subdivisions or partitions subject to review under ORS 92.044.) · local standards and procedures: required by city or county ordinance or regulation (Jurisdiction is determined under ORS 92.042.)

    “Before a plat of any subdivision or partition subject to review under ORS 92.044 may be made and recorded, the person proposing the subdivision or partition or authorized agent or representative of the person shall make an application in writing to the county or city having jurisdiction under ORS 92.042 for approval of the proposed subdivision or partition in accordance with procedures established by the applicable ordinance or regulation adopted under ORS 92.044.”
  • 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.

  • Tiny homes — Occupancy of a tiny home in Umatilla County, including unincorporated areas.
  • Short-term rentals — Short-term rental use in unincorporated Umatilla 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 Umatilla County

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

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Single or group domestic groundwater use up to 15,000 gpd is exempt from permitting, but the exemption can be limited inside designated Critical Groundwater Areas.

Limit: 15,000 gpd domestic (plus stockwater and ≤0.5 acre lawn/garden) under ORS 537.545

Oregon Water Resources Department — Exempt Water Uses ↗

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 Oregon state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Umatilla County, Oregon

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

Umatilla County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and a stronger property-autonomy legal backdrop. Watch-outs: more administrative friction around building and land use.

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

Umatilla County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Umatilla County (Public Health) as agent of Oregon DEQ Onsite Wastewater Program. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in Umatilla County is allowed: One recreational vehicle used as the single-family dwelling option on one tax lot in the County MR, Mountain Residential, Zone. A zoning permit under § 152.025 is required. Only one of a manufactured dwelling/mobile home, recreational vehicle, or on-site constructed single-family dwelling may be permitted on a single tax lot, except for temporary hardship homes approved under § 152.576. Confirm with the county before relying on it.

How much does land cost in Umatilla County, Oregon?

Land in Umatilla County runs about $2,437 per acre, based on the latest county data.

What is the water situation in Umatilla County?

Umatilla County gets about 20.7" of rain a year, with severe drought in roughly 12.9% of years. On water rights, Umatilla County lies in the Umatilla Basin Critical Groundwater Areas (Ordnance, Butter Creek, Stage Gulch) — Declining basalt/gravel aquifers designated critical; new groundwater appropriations are closed/heavily restricted and some exempt uses may be curtailed..

How remote is Umatilla County?

A typical private-land location has about 16,356 people within 15 miles and 936,667 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Umatilla compares in Oregon

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