Bolthole Index

Union County, South Dakota

Building permits, zoning and land rules in Union County, South Dakota

41Index Score / 100
#64 of 66 in South Dakota

Unincorporated Union County, South Dakota requires a separate building permit for each regulated building, structure or land-use change, and Union County Planning and Zoning handles the application12. County zoning uses district-specific rules outside municipalities and municipal joint-zoning areas34. South Dakota administers statewide on-site wastewater requirements, while local governments may impose stricter standards56.

At a glance

Building permit
Required for each regulated building, structure or land-use change in unincorporated Union County1
Zoning
County zoning applies with district-specific use and development standards74
Permit office
Union County Planning and Zoning2
Septic
DANR administers statewide rules; confirm any stricter local requirements56
RV living
Long-term occupancy was not confirmed; ask Planning and Zoning2
Tiny homes
No specific occupancy rule confirmed; county permits and zoning still apply13
Owner electrical work
A limited licensure exemption exists, but a homeowner permit and inspections remain required8
County-road access
The Highway Department publishes a highway access permit application9

Who to call

Building permits

Union County Planning and Zoning

Building-permit applications, zoning questions, conditional uses and variances for Union County

605-356-3354

209 E. Maint Street, Suite 100, Elk Point, SD 57025

Roads & driveways

Union County Highway Department

Highway access permits and work within or across Union County highway rights-of-way

(605) 356-2351

501 E. Pleasant Street, Elk Point, SD 57025-2159

Septic permits

South Dakota DANR On-Site Wastewater Systems

State on-site wastewater installation standards and information about system-plan review

(605) 773-4647

523 E Capitol Ave, Pierre, SD 57501-3182

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 Union 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 Union County, South Dakota?

Yes. Unincorporated Union County requires a separate building permit for each regulated building, structure or land-use change, and a zoning permit is required before a change of use or occupancy1. Applications go to Planning and Zoning, identify the work and property, and undergo review by the Planning Director and any department with jurisdiction10. Fees must be paid before issuance, but we could not confirm current amounts; ask Planning and Zoning for the fee schedule102. The ordinance allows authorized personnel to inspect for zoning enforcement, but we could not confirm routine county construction inspections or a general certificate-of-occupancy process112.

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

Union County Planning and Zoning is the first stop for a building permit, zoning question or proposed subdivision in unincorporated Union County12132. Call 605-356-3354 or visit 209 E. Maint Street, Suite 100, Elk Point, SD 570252. The county page provides the building-permit application as well as variance and conditional-use forms2. Before preparing plans, give the office the parcel location and intended use and ask which zoning district controls; the county ordinance includes Agricultural, Rural Residential, Commercial, Light Industrial, Heavy Industrial, Floodplain Conservation and Planned Development districts4. Incorporated municipalities and municipal joint-zoning areas may follow different rules, so confirm the governing jurisdiction before applying3.

Does Union County have zoning?

Yes. Union County administers zoning for unincorporated land, with district-specific use and development standards; that does not establish what an incorporated municipality regulates73. In the Agricultural District, the stated yards are 50 feet in front, 20 feet at the side and 30 feet at the rear14. The Agricultural District ordinarily caps structures at 35 feet and requires a conditional-use permit above that height, with stated exceptions for farm structures and wind-energy systems outside an airport approach zone15. Open-space requirements also vary: the Energy Center Planned Development District requires at least 60 percent usable open space, while its Industrial Transition Zone requires at least 80 percent16. We could not confirm a countywide minimum dwelling size, accessory-dwelling rule or broad agricultural permit exemption; ask Planning and Zoning about the specific parcel and use2.

How do septic permits work in Union County?

South Dakota DANR administers statewide on-site wastewater requirements, and local governments may impose stricter standards56. DANR publishes the installation requirements and directs system-plan questions to its on-site wastewater program17. We could not confirm who issues a permit or requires an inspection for every conventional residential system in Union County, so ask Planning and Zoning and DANR what review applies before fixing the house location or hiring an installer217. Only about 24.9% of Union County soils rate without severe limitations for a conventional drain field, making septic feasibility an important early contingency18. South Dakota treats unconventional sanitation systems other than vault privies as experimental and requires plans and specifications to be approved before installation19.

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

We could not confirm a Union County rule that specifically allows or prohibits long-term RV occupancy, temporary camping or tiny-home occupancy on private land; ask Planning and Zoning about the parcel, zoning district and proposed utilities before buying2. A tiny home is not automatically outside the local process because unincorporated Union County requires permits for regulated buildings and land-use changes and applies county zoning13. Manufactured homes have a conditional path: qualifying units must have been constructed on or after July 15, 1976, have an exterior dimension of at least 24 feet excluding overhangs, extend foundation walls and piers at least 42 inches below final grade, and have a roof pitch of at least 3 in 1220.

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

  1. Confirm that the site is in unincorporated Union County rather than a municipality or municipal joint-zoning area, then ask Planning and Zoning for its district and permitted-use rules32.
  2. Confirm legal road access; county building-eligibility provisions require approval from the appropriate governing entity for access to a public road21. For a county highway, the Highway Department publishes an access-permit application, while a state-highway connection needs state permission before construction922.
  3. If dividing land, confirm platting and subdivision review before setting parcel lines; manufactured-home subdivisions must meet district rules and cover at least 20 acres13.
  4. Apply through Planning and Zoning with the work and property information needed for the Planning Director's compliance review10.
  5. Confirm septic review, then obtain required state electrical and plumbing approvals52324.

What should you check before buying land in Union County?

Access: contact the Union County Highway Department at (605) 356-2351 at 501 E. Pleasant Street, Elk Point, SD 57025-2159 for a county-highway access application9. Flood risk: development in a regulated floodplain requires a permit in participating South Dakota communities, so ask Planning and Zoning who administers floodplain review for the parcel252. Soils: about 24.9% of county soils rate without severe limitations for a conventional drain field, so test septic feasibility before committing to a building envelope18. Water: some proposed uses require a state water-right permit approved before drilling, while certain domestic uses may not; confirm the proposed use with DANR26. Taxes: the effective property-tax rate is about 1.1%, and the median annual property-tax bill is about $2,9972728.

Watch-outs

  • Do not apply Agricultural District setbacks or special-district open-space rules to every parcel; Union County standards vary by district41416.
  • Do not assume an RV or tiny home can be occupied simply because you own the land; Union County Planning and Zoning should confirm the proposed use and utility plan2.
  • A qualifying owner may perform certain electrical work without a contractor license, but the exemption still requires an approved homeowner permit and inspections8.

Sources

  1. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  2. Union County Planning and Zoning (unioncountysd.gov)
  3. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  4. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  5. One-Stop Permitting and Regulation Guide (2025 Edition), quoted and re-checked
  6. One-Stop Permitting and Regulation Guide, quoted and re-checked
  7. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  8. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  9. Union County Highway Department (unioncountysd.gov)
  10. Planning & Zoning, quoted and re-checked
  11. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  12. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  13. Union County Planning & Zoning, quoted and re-checked
  14. 2008 Revised Zoning Regulations, quoted and re-checked
  15. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  16. 2008 Revised Zoning Regulations for Union County, quoted and re-checked
  17. South Dakota DANR On-Site Wastewater Systems (danr.sd.gov)
  18. 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
  19. Administrative Rule 74:53:01 — Individual and Small On-Site Wastewater Systems (South Dakota statewide rule), quoted and re-checked
  20. 2008 Revised Zoning Regulations, quoted and re-checked
  21. 2011 Revised Subdivision Ordinance of Union County, South Dakota, quoted and re-checked
  22. Instructions: Applying for permission for driveway or intersection on a South Dakota state highway (South Dakota statewide rule), quoted and re-checked
  23. South Dakota Electrical Commission - Homeowner Wiring (South Dakota statewide rule), quoted and re-checked
  24. South Dakota Plumbing Commission - Inspections (South Dakota statewide rule), quoted and re-checked
  25. National Flood Insurance Program (South Dakota statewide rule), quoted and re-checked
  26. South Dakota Water Rights - Drilling a Well, quoted and re-checked
  27. Effective property tax rate: Bolthole Index county data
  28. Median property tax bill: Bolthole Index county data

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

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Compared with neighboring counties

Like all 6 of its neighbors, Union County has countywide zoning.

RuleUnion CountyClay CountyLincoln CountyYankton CountyTurner CountyBon Homme CountyMinnehaha County
Building permitRequiredRequiredRequiredLimitedRequiredRequiredRequired
County zoningYesYesYesYesYesYesYes
Septic permitsSD DANRDANRCounty Planning & Zoning Dept.County Planning & ZoningSD DANRDANRCounty Planning Dept.

County locator

Union County in South Dakota

41
County map
Union County highlighted among the South Dakota counties · colored by Index score

How Union County scores

Seclusion39100% ev.
Self-Sufficiency20100% ev.
Admin Boringness49100% ev.
Durability42100% ev.
Property Autonomy67100% ev.
Carry Cost65100% ev.

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

$364kTypical home
1.1%Property tax
$7,151Land / acre
28.5"Annual rain
19.5% of yrsSevere drought
8.8 / yr (+7.6)Mid-century 100°F days
20 daysMid-century dry spell
1.61" (+8.9%)Mid-century 1-day rain
1.6×Wildfire change factor
100%Forward climate coverage
$2,297Home insurance / yr
4% / yrInsurance growth
1.61%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
103,258People within 30 min
1,791,935People within 2 hr
13,748Radius comparison (15 mi)
37.3People / sq mi
1.1%Federal land
98.7%Land at 15% slope or less
24.9%Soils rated "not limited" for septic (strict USDA rating)
72,295 acWorkable land screen
4.8%Wooded land
11.5 tonsBiomass / forest ac
47.7°FAvg temp

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Cities and towns in Union County

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

Alcester · Alcester Township · Beresford · Big Sioux Township · Big Springs Township · Brule Township · Civil Bend Township · Elk Point · Elk Point Township · Emmet Township · Jefferson · Jefferson Township · North Sioux City · Prairie Township · Sioux Valley Township · Spink Township · Virginia Township

Answers from the rulebook for Union County

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

Union County rules

  • Building permitRequired

    Buildings, structures, and regulated land-use changes governed by the Union County zoning ordinance in the unincorporated portion of Union County.

    • A separate building permit is required for each building, structure, or land-use change regulated by the ordinance.
    • A zoning permit is required before a change of use or occupancy within a building or structure.
    • The application must identify and describe the work, describe the land, indicate proposed use or occupancy, include a site plan, be signed by the permittee or authorized agent, and provide other information required by the Planning Director.
    • The Planning Director may waive submission of plans when the nature of the work or land-use change does not require plan review for compliance.
    • The permit expires if work is not commenced within 180 days, or if work is suspended or abandoned for 180 days.
    • Requirements may differ within areas where joint zoning jurisdiction has been granted to a municipality.

    permit commencement deadline: 180 days (The permit becomes null and void if work is not commenced within 180 days from the permit date.) · permit abandonment deadline: 180 days (The permit becomes null and void if permitted work is suspended or abandoned for 180 days.)

    “without first obtaining a separate building permit for each building, structure or land use change from the Office of Planning and Zoning.”
    One more reviewed finding on this topic
    • Required — Building permits for work regulated by the Union County zoning ordinance in unincorporated Union County.
      “It shall be unlawful for any person, firm or corporation to erect, construct, change, enlarge, alter, repair, move, improve, remove, convert, demolish, use, occupy or maintain any building, structure or land use regulated by this ordinance or cause the same to be done without first obtaining a separate building permit for each building, structure or land use change from the Office of Planning and Zoning.”
  • InspectionsLimited

    Inspections performed to enforce the Union County zoning ordinance.

    • The Planning Director may appoint technical officers and inspectors.
    • Inspection entry requires credentials and a request for entry; legal remedies may be used if entry is refused.
    “the Planning Director or an authorized representative may enter such building or premises at all reasonable times to inspect the same or to perform any duty imposed upon the Planning Director by this ordinance”
  • County-wide zoningPresent (with conditions)

    County zoning regulations in the unincorporated portion of Union County.

    • The ordinance applies within the unincorporated portion of Union County as established on the Official Zoning Map.
    • Areas where joint zoning jurisdiction has been granted to a municipality are excluded.
    “The regulations are intended to preserve and protect existing property uses and values against adverse or unharmonious adjacent uses by zoning all unincorporated land except those areas where joint zoning jurisdiction has been granted to a municipality.”
  • Local zoningPresent (with conditions)

    Union County's county-administered zoning system for unincorporated areas.

    • This claim does not assert that the county administers municipal zoning inside incorporated municipalities.
    • The county ordinance contains district-specific land-use controls.
    “Section 607. Density, Area, Yard and Height Regulations. The maximum height and minimum lot requirements within the AG Agricultural District shall be as follows:”
    One more reviewed finding on this topic
    • Present (with conditions) — Land-use zoning administered by Union County Planning and Zoning in unincorporated Union County.
      “No building, structure, or land shall hereafter be used or occupied, and no building or structure or part thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered except in conformity with all of the zoning regulations herein specified for the district in which it is located.”
  • Zoning districtsPublished (with conditions)

    County zoning districts and their district-specific regulations.

    • The ordinance identifies Agricultural, Rural Residential, Commercial, Floodplain Conservation, Planned Development, and other districts with separate standards.
    • The official zoning map and later amendments may control parcel-specific classification.
    “AG Agricultural RR Rural Residential C Commercial LI Light Industrial HI Heavy Industrial FPC Floodplain Conservation PD Planned Development”
    One more reviewed finding on this topic
    • Published (with conditions) — Published Union County zoning districts and district-specific regulations for unincorporated areas.
      “AG Agricultural RR Rural Residential C Commercial LI Light Industrial HI Heavy Industrial FPC Floodplain Conservation PD Planned Development”
  • SetbacksDistrict specific (with conditions)

    Required yards and setbacks in Union County zoning districts.

    • Agricultural District: front 50 feet, side 20 feet, rear 30 feet.
    • Floodplain Conservation District: front 75 feet, side 30 feet, rear 30 feet.
    • Double-frontage lots require a front yard on each street.

    AG front yard: 50 feet · AG side yard: 20 feet · AG rear yard: 30 feet · FPC front yard: 75 feet

    “Front yard…………...... 50' Side yard……………... 20' Rear yard…………....... 30'”
  • Lot coverageSpecified

    Lot-coverage/open-space controls in specified Union County planned-development districts.

    • The ECPD Industrial Zone requires at least 60 percent usable open space.
    • The Industrial Transition Zone requires at least 80 percent usable open space.
    • Other districts may have separate lot-coverage or open-space controls.

    ECPD subject-property usable open space: >= 60 percent · ECPD industrial-transition usable open space: >= 80 percent

    “A minimum of 60% percent of the total lot area of the Subject Property shall be usable open space. A minimum of 80% of the total lot area of the Industrial Transition Zone shall be usable open space.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Energy Center Planned Development District and Industrial Transition Zone.
      “A minimum of 60% percent of the total lot area of the Subject Property shall be usable open space.”
  • Building heightSpecified

    Maximum building heights in Union County zoning districts in unincorporated areas.

    • AG maximum height is 35 feet, with no height limit for farm structures or wind-energy conversion systems except in an airport approach zone; structures exceeding 35 feet require a conditional-use permit.
    • Commercial maximum height is 45 feet; structures exceeding 45 feet require a conditional-use permit.
    • Light Industrial maximum height is 75 feet; structures exceeding 75 feet require a conditional-use permit.
    • Additional exceptions apply to listed appurtenances such as flagpoles, antennas, church spires, chimneys, and towers.

    AG maximum height: 35 feet (Farm structures and wind-energy conversion systems have no height limit except in an airport approach zone.) · Commercial maximum height: 45 feet (Greater height requires conditional-use approval.) · Light Industrial maximum height: 75 feet (Greater height requires conditional-use approval.)

    “There shall be no height limit for farm structures or wind energy conversion systems except in an airport approach zone. A conditional use permit will be required for any structure having a maximum height exceeding 35 feet.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Maximum building heights in Union County zoning districts.
      “A conditional use permit will be required for any structure having a maximum height exceeding 35 feet.”
  • Manufactured homesLimited

    Manufactured homes and mobile homes in Union County zoning districts.

    • Manufactured homes may be considered as conditional uses only if constructed on or after July 15, 1976.
    • Exterior dimensions excluding overhangs must be at least 24 feet.
    • Foundation walls and piers must extend at least 42 inches below final grade.
    • Roof pitch must be at least 3 in 12.
    • Manufactured-home parks must meet district lot and setback rules, be at least 20 acres, and not be in a floodplain or floodway.

    minimum construction date: >= 1976-07-15 · minimum exterior dimension: >= 24 feet (measured excluding overhangs) · minimum foundation depth: >= 42 inches (below final grade) · minimum roof pitch: >= 3 in 12 · minimum manufactured-home park size: >= 20 acres

    “A manufactured home may be considered for a conditional use as specified in the district regulations only if the following requirements are met:”
  • Subdividing landRegulated (with conditions)

    Subdivision activity in Union County, including mobile-home and manufactured-home subdivisions.

    • The county planning page links the 2011 subdivision regulations.
    • Manufactured-home subdivisions must also meet district density, area, and yard requirements and must be at least 20 acres.

    manufactured-home subdivision minimum size: >= 20 acres

    “2011 Revised Subdivision Ordinance of Union County, South Dakota”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision in unincorporated Union County.
      “UCC 2011-004 | 2011 Revised Subdivision Ordinance of Union County, South Dakota | 11/09/2011”
  • Driveway accessRequired

    Driveway access and roadway standards for subdivisions under the Union County subdivision ordinance.

    • Driveway spacing and sight distance must comply with South Dakota Department of Transportation standards.
    • Subdivision roads must meet specified width, pavement, slope, and hard-surface standards.
    • Driveways must not inhibit or restrict surface-water flow.
    • Each lot owner is responsible for installing and maintaining a culvert under the driveway when construction commences.

    minimum roadway width shoulder to shoulder: >= 28 feet · minimum pavement width: >= 24 feet · maximum ditch and driveway side slope: <= 6:1

    “Driveway spacing and sight distance requirements shall be in accordance with SDDOT standards. Minimum roadway width shall be 28 feet from shoulder to shoulder. There will be a minimum of 24 feet width pavement. Ditches and driveways shall have a maximum side slope of 6:1.”
  • Permit processPublished (with conditions)

    Union County building-permit applications under the county zoning ordinance.

    • Applications are submitted to the Office of Planning and Zoning.
    • Applicants must identify the work, describe the land, state proposed use or occupancy, provide a site plan, sign the application, and provide other information requested by the Planning Director.
    • Plans may be waived when review is unnecessary for compliance.
    • The Planning Director reviews the application and fees must be paid before issuance.
    “To obtain a building permit, the applicant shall apply at the Office of Planning and zoning.”
    One more reviewed finding on this topic
    • Published (with conditions) — Union County zoning and building-permit application process in unincorporated areas.
      “To obtain a building permit, the applicant shall apply at the Office of Planning and zoning. Every applicant shall: A. Identify and describe the work to be covered by the permit for which application is made.”

South Dakota rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    An individual owner personally installing electrical wiring and fixtures in a residence or farmstead owned and resided in by that individual.

    • The exemption is from electrical licensure requirements, not from permitting or inspection.
    • An approved homeowner permit must be obtained before electrical work begins.
    • The exemption does not apply to commercial or rental property.
    • Mobile-home and modular-home installations are allowed only when the unit is on an owner-occupied lot at the time of installation; otherwise a licensed South Dakota electrical contractor is required.
    • A final inspection is required before occupancy.
    “an "owner's exemption" as an exemption from licensure requirements”
  • Building code adoptedPartial

    South Dakota building-code adoption framework for local governments, including residential structures and county or municipal construction standards.

    • For residential structures, the statute authorizes the governing body of a municipality to adopt the 2024 International Residential Code; the quoted residential authorization does not name counties.
    • A residential-structure rule may not require installation of a sprinkler system and may not impose requirements more stringent than the 2024 International Residential Code.
    • A residential structure means a detached one-family or two-family dwelling, a townhouse not more than three stories with a separate means of egress, and related accessory structures.
    • For buildings other than residential structures, a local-unit ordinance must comply with the 2024 International Building Code, subject to statutory exclusions and permitted amendments.
    • The nonresidential rule does not apply to HUD-compliant mobile or manufactured homes, may not require fire sprinklers in a single-family dwelling, and does not apply to qualifying specialty resorts or vacation-home establishments constructed to Group R-3 requirements.
    • Where a local unit has not adopted a qualifying ordinance, the default 2024 International Building Code design standard applies to covered construction commenced after July 1, 2026, but the default does not apply to residential structures, mobile or manufactured homes, farmsteads, or accessory structures.

    residential model code: 2024 International Residential Code (Municipal governing body authorization; no sprinkler requirement; no requirements more stringent than the code) · nonresidential model code: 2024 International Building Code (Statutory exclusions apply) · default nonresidential design-standard commencement: > 2026-07-01 (The default does not apply to residential structures, mobile or manufactured homes, farmsteads, or accessory structures)

    “The governing body of a municipality may enact requirements for construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal, and demolition of a residential structure by adopting the 2024 edition of the International Residential Code, as published by the International Code Council, Incorporated.”
    2 more reviewed findings on this topic
    • Partial — Statewide South Dakota building standards for construction and related work within a local unit of government that has not adopted an ordinance prescribing standards under SDCL § 11-10-5.
      “The design standard [...] of any building commenced after July 1, 2026 [...] must be based on the 2024 edition of the International Building Code”
    • Partial — South Dakota building-code standards for construction within local units of government, including unincorporated county areas.
      “The design standard for construction, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy, location, removal, and demolition of any building commenced after July 1, 2026, within the boundaries of any local unit of government that has not adopted an ordinance prescribing the standards pursuant to § 11-10-5, must be based on the 2024 edition of the International Building Code as published by the International Code Council, Incorporated. [...] The provisions of this section do not apply to any residential structure as defined in § 11-10-12, mobile or manufactured home, or farmstead and any accessory structure or building thereto.”
  • Who permits septicState (with conditions)

    On-site wastewater systems serving property in Union County, subject to any more-stringent local requirements.

    • South Dakota requirements are minimum standards.
    • Local governments may adopt more stringent requirements.
    • DANR review is required before new systems except conventional on-site systems serving an individual residence.
    • Plans and specifications must be submitted for installations receiving human excreta other than a conventional individual onsite system.
    • Installers must be certified by the South Dakota Plumbing Commission.

    advance submission for works of sanitary significance: >= 30 days (Plans and specifications must be submitted before planned construction.)

    “The authority for regulating on-site wastewater systems is found in SDCL Chapter 34A-2 . The regulations are in the ARSD Articles 74:53:01 . These regulations are the state’s minimum requirements and standards, but local governments may have more stringent regulations.”
    2 more reviewed findings on this topic
    • Mixed (with conditions) — On-site wastewater systems in Union County under South Dakota minimum requirements, subject to potentially more stringent local requirements.
      “These regulations are the state’s minimum requirements and standards, but local governments may have more stringent regulations.”
    • State — Individual and small on-site wastewater systems statewide in South Dakota.
      “The authority for regulating on-site wastewater systems is found in SDCL Chapter 34A-2.”
  • Off-grid sanitationAllowed (with conditions)

    Unconventional off-grid sanitation systems where a water or electrical system is unavailable statewide.

    • Vault privies, chemical toilets, incinerator toilets, or composting units must be used when a water or electrical system is unavailable.
    • Except for vault privies, all unconventional systems are experimental systems and require plans and specifications submitted to the secretary for approval before installation.
    “all unconventional systems are considered experimental systems”
  • Well permitLimited

    Water-well drilling and proposed water uses statewide in South Dakota.

    • A water-right permit is required only for proposed water uses that fall within the permitting requirements; the official page directs applicants to the Using Water in SD page to determine whether a permit is needed.
    • When a water-right permit is required, state law requires approval before well drilling.
    • The chief engineer may permit construction of a test well before obtaining the water-right permit; the test well may serve as the production well if the application is approved.
    • A water-right permit, when required and approved, provides five years to construct the water-use system and an additional four years to place all water to beneficial use.
    • A well driller's license is required before drilling any well or contracting to drill a well.

    construction period after water-right permit approval: 5 years · period to place water to beneficial use: 4 years

    “If a water right permit is needed, state law requires the permit to be approved prior to doing any well drilling.”
    One more reviewed finding on this topic
    • Limited — Water-right permits for wells and water uses serving property in Union County.
      “The only type of water use which does not require a water right permit is domestic use. However, even domestic use of water requires a permit if your water use exceeds either 25,920 gallons per day or a peak pump rate of 25 gallons per minute.”
  • Agricultural exemptionAvailable (with conditions)

    Farmsteads and accessory structures or buildings thereto under South Dakota's default construction-design standard when the local unit of government has not adopted an ordinance prescribing standards under SDCL 11-10-5.

    • The default standard applies to building work commenced after July 1, 2026.
    • The local unit of government may adopt an ordinance allowing local administration and enforcement of the design standard.
    • The exclusion is from SDCL 11-10-6's default 2024 International Building Code design standard; it does not establish that all local zoning, building, occupancy, or other requirements are waived.
    • The statute defines farmstead as a farm or ranch, including any structure or building located on the land.
    • Residential structures and mobile or manufactured homes are also excluded from this specific default-standard provision.

    construction commencement date: > 2026-07-01 (The provision applies to buildings commenced after July 1, 2026.) · building standard: 2024 International Building Code (The default standard does not apply to a farmstead or accessory structure or building thereto.)

    “farmstead and any accessory structure or building thereto.”
  • Building in a floodplainRequired

    Development in floodplains within South Dakota communities participating in the National Flood Insurance Program, including incorporated and unincorporated areas administered separately by local governments.

    • Participating communities must adopt and enforce a flood-damage-prevention ordinance.
    • Permits are required for all types of development in the floodplain.
    • New or substantially improved homes and manufactured homes must be elevated above the Base Flood Elevation.
    • Non-residential buildings must be elevated or flood-proofed.
    • Elevation Certificates are required to document compliance.
    • NFIP participation and eligibility are established separately for incorporated and unincorporated areas; the source does not establish a single uniform permit process for every South Dakota location.
    “Require permits for all types of development in the floodplain.”
  • Permit feesPublished (with conditions)

    South Dakota state electrical wiring permits, including residential and farmstead wiring subject to state administration.

    • A wiring permit is required for electrical service entrances over 60 amperes, owner-exemption wiring, and other installations with an estimated inspection fee of at least $30.
    • Local inspection systems may have their own procedures, inspection fees, and regulations.
    • Inspection fees are separate from the $20 wiring-permit fee.

    wiring permit fee: 20 USD · permit validity: 3 years (A new permit is required if the installation extends beyond three years.) · late permit administrative fee: 250 USD (Applies when the permit is not dated at job start or is not renewed before expiration.)

    “A wiring permit may be obtained for twenty dollars from the commission office. A wiring permit is valid for three years from the date the permit is issued.”
  • county zoning authorityGeneral

    South Dakota county boards' authority to adopt zoning ordinances, including for unincorporated county land.

    • The authority is granted for promoting the health, safety, or general welfare of the county.
    • The statute authorizes regulation of building and land-use characteristics including height, number of stories, building and structure size, lot coverage, yards, courts, open spaces, population density, and locations and uses of buildings, structures, and land.
    • The authorized purposes expressly include trade, industry, residence, flood plain, and other purposes.
    • This claim identifies statewide enabling authority; whether a particular county has adopted an ordinance is a separate local question.
    “For the purpose of promoting health, safety, or the general welfare of the county the board may adopt a zoning ordinance to regulate and restrict the height, number of stories, and size of buildings and other structures, the percentage of lot that may be occupied, the size of the yards, courts, and other open spaces, the density of population, and the location and use of buildings, structures, and land for trade, industry, residence, flood plain, or other purposes.”
  • county building authorityLimited

    County authority to prescribe building standards and issue building permits for construction in South Dakota, including unincorporated areas.

    • Section 11-10-5 expressly addresses ordinances adopted by any local unit of government, and expressly provides for amendments to a county ordinance filed with the county auditor.
    • That provision concerns buildings other than residential structures as defined in § 11-10-12.
    • Section 11-10-12 expressly authorizes a municipality to enact residential-structure requirements using the 2024 International Residential Code, rather than expressly extending that authorization to counties.
    • A county, municipality, or township may not require permits for specified repairs or substantially similar replacements to existing exterior parts of a detached single-family owner-occupied residential structure, except designated historical property repairs authorized under chapter 1-19B.
    • Construction under the default § 11-10-6 standard is subject to the residential, manufactured-home, farmstead, accessory-structure, and specialty-resort exclusions stated there.

    nonresidential code: 2024 International Building Code (County ordinances may amend, modify, or delete portions before enactment; HUD-compliant mobile or manufactured homes and specified Group R-3 specialty resorts or vacation home establishments are excluded; no single-family dwelling fire sprinkler may be required.) · permit exemption effective date: 2026 (Applies to listed repairs and substantially similar replacements of existing exterior parts.)

    “Additional deletions, modifications, and amendments to the county ordinance may be made by the governing body and are effective upon their adoption and filing with the county auditor. [...] Notwithstanding any authority granted to a county, municipality, or township to prescribe building codes or standards or to issue building permits, a county, municipality, or township may not require a building permit for the repair or substantially similar replacement of any of the following existing exterior parts of a detached single-family owner-occupied residential structure:”

Set by your township or city, not the county

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

  • Minimum dwelling size
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Short-term rentals

Still unanswered

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

  • Certificate of occupancy — Certificate-of-occupancy requirements in Union County.
  • Septic permit — Permit requirements for on-site wastewater systems serving Union County properties.
  • Septic inspection — Inspection requirements for on-site wastewater systems serving Union County properties.
  • Mandatory utility hookup — Water and sewer connection requirements for Union County development.

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 Union County, South Dakota

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

Union County scores 41/100 on the Bolthole Index, a marginal county profile. Its strengths: a stronger property-autonomy legal backdrop and manageable long-term carry cost. Watch-outs: workable self-sufficiency basics (28.5″/yr rainfall) and about 103,258 people within a 30-minute drive.

Do you need a building permit in Union County, South Dakota?

Union County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by South Dakota DANR (on-site wastewater rules, ARSD 74:53:01), permitted locally. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Union County, South Dakota?

Land in Union County runs about $7,151 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 28.5" of rain a year, with severe drought in roughly 19.5% of years.

How remote is Union County?

A representative private-land location has about 103,258 people within a 30-minute drive and 1,791,935 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 Union compares in South Dakota

Compare side-by-side →See all 66 South Dakota counties ranked →