Bolthole Index

San Juan County, Utah

Building permits, zoning and land rules in San Juan County, Utah

49Index Score / 100
#15 of 29 in Utah

Unincorporated San Juan County, Utah requires building-permit approval for covered construction; plans on land subject to the county Fire Policy must comply before a permit can issue.12 County zoning governs unincorporated parcels, while Bluff handles its own building permits and zoning.345 San Juan Public Health permits and inspects septic systems throughout the county, including Bluff.6

At a glance

Building permit
Required for covered unincorporated construction; Fire Policy compliance also applies12
Zoning
Yes on county-administered land; rules vary by parcel zone and municipality37
Septic
Permitted and inspected by San Juan Public Health68
RV living
Private-land occupancy was not confirmed; ask Planning & Building9
Tiny homes / mobile homes
Tiny-home occupancy unconfirmed; occupied mobile homes need at least 500 square feet1011
Owner-builder
A limited contractor-license exemption is available, but permits still apply12
Private well
A valid water right and state approval are required before construction13
Accessory dwelling
Limited county option in MU-1, A-1 and RR-1; internal units have separate state protections1415

Who to call

Building permits

San Juan County Planning & Building Department

Building permits, inspections, subdivision applications and conditional-use permits

435-587-3829

permits@sanjuancountyut.gov

117 S. Main Street, Monticello, UT 84535

Septic permits

San Juan Public Health

Septic wastewater permits, inspections and records

435-587-3838

publichealth@sanjuancountyut.gov

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

Off-grid gear

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

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

Utah law requires building-permit approval for covered construction, reconstruction, alterations and changes of use outside cities and towns.1 San Juan County will not issue a building permit unless plans comply with its Fire Policy; a permit that later fails to comply becomes void, and no certificate of occupancy will issue.216 The Fire Policy applies to private and county-owned land in unincorporated San Juan County, excluding land under sole State, Federal or Tribal jurisdiction; government ownership alone does not establish that exclusion.17

San Juan County follows Utah's adopted building, construction and fire codes.18 Owner-builder licensing exemptions leave building-permit requirements in place, while qualifying agricultural structures have a separate state construction-code exception with location and utility-work conditions.1219 Greenbelt is a property-tax program, not proof of a building or zoning exemption.20

Who issues building permits in San Juan County, Utah, and how do you reach them?

The San Juan County Planning & Building Department handles building, subdivision and conditional-use permit applications.10 The department is at 117 S. Main Street in Monticello and can be reached at 435-587-3829 or permits@sanjuancountyut.gov.10

Inside Bluff, the town handles building permits; septic permits still come from San Juan Public Health.421

The published building-permit fee is 1.75 times the square footage; the county gives a 2,000-square-foot example of $3,500.22 Inspections cost $65 each plus the state mileage rate, and work performed without a permit costs twice the permit price, plus $150 per week when work continues beyond a 30-day notice.22 We could not confirm a complete current building-permit application sequence; ask Planning & Building which plans, approvals and inspection stages apply.10 Dividing unincorporated land requires a subdivision permit through the county application portal.23

Does San Juan County, Utah have zoning, and what are the lot-size and setback rules?

San Juan County zoning governs unincorporated parcels according to their district.3 Bluff administers its own zoning inside town limits, while San Juan Public Health continues to handle septic permits there.521 The county tells applicants to identify the parcel's zone before determining whether a use is permitted or needs a conditional-use permit, but its proposed 2025 use table is tabled rather than operative.24

Spanish Valley includes Spanish Valley Residential and Spanish Valley Highway Commercial districts, planned-community districts and an overnight-accommodations overlay, but that is not a complete countywide district list.25 Short-term rentals are prohibited in the Spanish Valley Residential District.26 In the Spanish Valley Highway Commercial District, every building and lot must directly access a public street or frontage road and provide safe access for service, fire protection and parking.27 In the MU-1, A-1 and RR-1 districts, the baseline minimum lot area for a main use is 1 acre, though lots as small as 0.25 acre are possible with municipal water or sewer or a written Health Department opinion.28 Those districts require main buildings to sit 25 feet from the front and rear lot lines and 15 feet from side lot lines, with a 30-foot side setback on corner lots.29 Ask Planning & Building for the operative zone, setbacks and use rules before designing around the tabled proposal.10

Who issues septic permits in San Juan County, Utah?

San Juan Public Health permits and inspects every septic wastewater system in San Juan County and maintains system records for residents.630 The reviewed permit fee is $440 plus mileage, and the reviewed recertification fee is $78 plus mileage.831 Call 435-587-3838 to ask about an application or inspection.30

Only 19.2% of mapped county soils avoid a “very limited” rating for conventional septic drain fields, so a successful conventional layout should not be assumed from acreage alone.32 Utah's statewide onsite-wastewater rules are administered locally and allow local health departments to impose stricter requirements.33 San Juan County adopted a replacement subdivision ordinance in 2024; ask Planning & Building and San Juan Public Health which sewer-connection and private-system conditions apply before relying on a subdivision lot for off-grid living.231030

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

We could not confirm an adopted San Juan County rule that generally allows temporary or long-term RV occupancy on private land, so ask Planning & Building about the parcel, duration, utilities and zone before moving in.10 Utah's RV-park rule governs temporary quarters in an RV park, not a blanket right to occupy an RV on private acreage.9

A tiny house in a Utah RV park must meet state certification or inspection conditions; outside a park, permission depends on local land-use rules and the unit's classification.34 We could not confirm a general San Juan County tiny-home occupancy rule; ask Planning & Building how the proposed unit is classified.10 A county option for one additional dwelling for an employee, seasonal worker or immediate family member requires at least one-half acre per unit plus Planning Commission and Board of Health approval in MU-1, A-1 and RR-1.14 An occupied mobile home, including certain modular or prefabricated units not on permanent foundations, must have at least 500 square feet of enclosed usable area, adequate foundation and skirting, and a separate lot meeting its district requirements.3511 The mobile-home provision does not establish a minimum floor area for every dwelling type.11 San Juan County prohibits placing or relocating manufactured homes built before the federal standards took effect on June 15, 1976.36

How do you build a home in San Juan County, Utah, step by step?

  1. Ask Planning & Building to identify the governing jurisdiction, parcel zone, allowed residential use and required land-use approvals.3710
  2. Confirm legal access; a new state-highway connection, land-use change or intensified access requires a UDOT conditional access permit for plan review and an encroachment permit for construction in the highway right-of-way.37
  3. Secure a lawful water source; a new well requires a valid water right and an approved Start Card before construction.13
  4. Have San Juan Public Health approve the septic plan before construction when sewer is unavailable.3830
  5. Submit plans to Planning & Building, including what is needed to demonstrate compliance with the county Fire Policy, and confirm fees and inspections.22210
  6. Ask Planning & Building which inspections and occupancy approvals the project needs; Fire Policy noncompliance voids an issued permit and blocks a certificate of occupancy.1039

What should you check before buying land in San Juan County?

Start with water, wastewater, legal access, zoning and flood constraints rather than assuming a large tract is buildable.3 A well needs a valid water right and state permission.13 For subdivision lots, ask Planning & Building about utility requirements under the replacement subdivision ordinance before budgeting for a private well or septic system.2310 In the Spanish Valley Residential and Highway Commercial districts, land within the 100-year floodplain must be identified on plats and left free of buildings and impervious surfaces.40

Only 19.2% of mapped county soils avoid a “very limited” rating for conventional septic drain fields, so obtain a site evaluation before relying on a conventional system.32 San Juan County receives about 10.2 inches of precipitation a year, and severe drought has affected 37.3% of measured years, making a verified water source especially important.4142 Federal land accounts for 64.8% of county acreage, so verify legal access across every intervening parcel.43

Watch-outs

  • San Juan County’s Fire Chief may change the Fire Policy, with modifications effective 15 days after publication; confirm the current requirements with Planning & Building.210
  • San Juan County adopted a replacement subdivision ordinance in 2024; confirm current water and sewer requirements with Planning & Building before buying a subdivision lot for off-grid use.2310
  • Private-land RV living and a general tiny-home occupancy rule remain unconfirmed; ask Planning & Building about the exact parcel and proposal.10
  • Do not use the county's tabled proposed land-use ordinance as the current use table; ask Planning & Building for the operative parcel rules.2410

Sources

  1. Utah Code Section 17-60-204, County safety and welfare regulations (Utah statewide rule), quoted and re-checked
  2. San Juan County Fire Policy for Approved Development/Construction, quoted and re-checked
  3. Planning and Zoning | San Juan County, UT, quoted and re-checked
  4. Town of Bluff: Ordinance Enacting Building Code Enforcement and Administration (San Juan County), quoted and re-checked
  5. Town of Bluff: Bluff Zoning Regulations, amended December 2, 2025 (San Juan County), quoted and re-checked
  6. Environmental Health - San Juan County Public Health, Utah, quoted and re-checked
  7. Planning and Zoning | San Juan County, UT, quoted and re-checked
  8. Environmental Health - San Juan County Public Health, Utah, quoted and re-checked
  9. Utah Administrative Code Rule R392-301, Recreational Vehicle Parks (Utah statewide rule), quoted and re-checked
  10. San Juan County Planning & Building Department (sanjuancountyut.gov)
  11. San Juan County Code § 153.231, Location and Use, quoted and re-checked
  12. Utah Code § 58-55-305, Exemptions from licensure, quoted and re-checked
  13. Water Well Drilling - Utah Division of Water Rights, quoted and re-checked
  14. San Juan County Zoning Ordinance, quoted and re-checked
  15. Utah Code § 17-80-303, Internal accessory dwelling units (Utah statewide rule), quoted and re-checked
  16. San Juan County Fire Policy for Approved Development/Construction, quoted and re-checked
  17. San Juan County Fire Policy for Approved Development/Construction, quoted and re-checked
  18. Building Codes Being Used, quoted and re-checked
  19. Utah Code § 15A-1-204 (Utah statewide rule), quoted and re-checked
  20. Greenbelt Info, quoted and re-checked
  21. Town of Bluff: Environmental Health – San Juan Public Health (San Juan County), quoted and re-checked
  22. Building Permits and Business Licenses, quoted and re-checked
  23. sanjuancountyut.gov, quoted and re-checked
  24. Planning and Zoning, quoted and re-checked
  25. commerce.utah.gov, quoted and re-checked
  26. Ordinances | San Juan County, UT, quoted and re-checked
  27. San Juan County Spanish Valley Development Ordinances, quoted and re-checked
  28. San Juan County Code § 153.072, Area Regulations, quoted and re-checked
  29. San Juan County Code § 153.074, Front Yard Regulations, quoted and re-checked
  30. San Juan Public Health (sanjuanpublichealth.org)
  31. Environmental Health - San Juan County Public Health, Utah, quoted and re-checked
  32. 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
  33. DAR File No. 39821, Rule R317-4, Onsite Wastewater Systems (Utah statewide rule), quoted and re-checked
  34. OPRO Accessory Dwellings (ADU's) and other dwelling types (Utah statewide rule), quoted and re-checked
  35. San Juan County Zoning Ordinance, quoted and re-checked
  36. San Juan County, Utah Zoning Ordinance (Amended Sept. 2011), quoted and re-checked
  37. Conditional Access Permit | UDOT, quoted and re-checked
  38. San Juan County Building Department Checklists (2026 county census)
  39. San Juan County Fire Policy for Approved Development/Construction, quoted and re-checked
  40. San Juan County Spanish Valley Development Ordinances, quoted and re-checked
  41. Annual precipitation: Bolthole Index county data
  42. Share of years in severe drought: Bolthole Index county data
  43. Federal land share: Bolthole Index county data

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

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Compared with neighboring counties

Unlike 4 of its 6 neighbors, San Juan County requires a building permit only in limited cases.

RuleSan Juan CountyWayne CountyGrand CountyGarfield CountyEmery CountyKane CountySevier County
Building permitLimitedLimitedRequiredRequiredRequiredLimitedRequired
County zoningYesYesYesYesYesYesYes
Septic permitsCounty Health Dept.Central Utah Public Health Dept.Southeast Utah Health Dept.Southwest Utah Public Health Dept.Southeast Utah Health Dept.Southwest Utah Public Health Dept.Central Utah Public Health Dept.

County locator

San Juan County in Utah

49
County map
San Juan County highlighted among the Utah counties · colored by Index score

How San Juan County scores

Seclusion85100% ev.
Self-Sufficiency2399% ev.
Admin Boringness40100% ev.
Durability44100% ev.
Property Autonomy60100% ev.
Carry Cost83100% 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
0.8%Property tax
$748Land / acre
10.2"Annual rain
37.3% of yrsSevere drought
20.4 / yr (+15.3)Mid-century 100°F days
36.9 daysMid-century dry spell
0.73" (+6.7%)Mid-century 1-day rain
1.15×Wildfire change factor
100%Forward climate coverage
$1,032Home insurance / yr
3.4% / yrInsurance growth
0.42%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
1,897Radius comparison (15 mi)
1.8People / sq mi
64.8%Federal land
65.6%Land at 15% slope or less
19.2%Soils rated "not limited" for septic (strict USDA rating)
598,672 acWorkable land screen
16.3%Wooded land
14.6 tonsBiomass / forest ac
53.5°FAvg temp

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Cities and towns in San Juan County

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

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Answers from the rulebook for San Juan County

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

San Juan County rules

  • Building permitLimited

    Building permits for structures on private or county-owned land in unincorporated San Juan County when the building plan must comply with the San Juan County Fire Policy.

    • The ordinance applies to all private and county-owned land in unincorporated San Juan County.
    • Land under the sole jurisdiction of State, Federal, or Tribal government is excluded.
    • Land owned by a State, Federal, or Tribal entity but not under its sole jurisdiction is subject to the ordinance.
    • No building permit shall be issued if the building plan application does not comply with the San Juan County Fire Policy.
    • The Fire Chief may modify the Fire Policy for changing fire conditions; modifications become effective fifteen days following publication.

    policy-modification effective period: 15 days following publication

    “No building permit for any structure shall be issued in the unincorporated areas of San Juan County if the building plan application does not comply with the San Juan County Fire Policy.”
    2 more reviewed findings on this topic
    • Limited — Building permits for structures in unincorporated San Juan County, specifically the county fire-policy condition on issuance and continued validity
      “No building permit for any structure shall be issued [...] if the building plan application does not comply with the San Juan County Fire Policy.”
    • Limited — Building permits for structures on private or county-owned land in unincorporated San Juan County, only as to compliance with the San Juan County Fire Policy.
      “No building permit [...] shall be issued [...] if the building plan application does not comply with [...] Fire Policy.”
  • Building code adoptedAdopted (with conditions)

    San Juan County building, construction, and fire codes.

    • The adopted codes are those adopted by the State of Utah under Title 15A, Chapters 1 through 5 of the Utah Code Annotated, as amended.
    • Attachments and appendices in the respective code sections are included, except as modified by the State under Title 15A.
    • Future amendments enacted by the Utah State Legislature are automatically adopted and incorporated as of their effective date.
    “The San Juan County building, construction, and fire codes are those adopted by the State of Utah”
  • Certificate of occupancyLimited

    Certificate-of-occupancy issuance for structures on private or county-owned land in unincorporated San Juan County when an already-issued building permit later fails to comply with the San Juan County Fire Policy.

    • The previously issued building permit is void if, after approval, it fails to comply with the San Juan County Fire Policy.
    • No certificate of occupancy will issue in that circumstance.
    • Land under the sole jurisdiction of State, Federal, or Tribal government is excluded; land owned by such an entity but not under its sole jurisdiction remains subject to the ordinance.
    • The ordinance does not, in the cited provision, establish a general certificate-of-occupancy requirement for every structure or project.
    “Any building permit previously issued that fails to be in compliance with the San Juan County Fire Policy after approval is void and no certificate of occupancy will issue.”
    2 more reviewed findings on this topic
    • Limited — Certificate-of-occupancy issuance for structures in unincorporated San Juan County that are subject to the county Fire Policy
      “Any building permit previously issued that fails to be in compliance with the San Juan County Fire Policy [...] no certificate of occupancy will issue.”
    • Limited — Certificates of occupancy for structures in unincorporated San Juan County where a previously issued building permit fails to comply with the San Juan County Fire Policy.
      “Any building permit previously issued that fails to be in compliance with the San Juan County Fire Policy after approval is void and no certificate of occupancy will issue.”
  • County-wide zoningPresent (with conditions)

    San Juan County zoning and parcel-based land-use regulation administered by the county, subject to the applicable parcel zone and district rules.

    • The county's 2025 Land Use, Development and Management Ordinance is identified by the county as proposed and tabled, so the proposed 2025 text is not treated as operative law.
    • The county page directs applicants to identify the parcel's zone and then determine whether a use is permitted or conditional.
    • A conditional use requires a Conditional Use Permit.
    • The county ordinance page identifies an adopted January 16, 2024 amendment to the San Juan County Zoning Ordinance concerning the Spanish Valley Residential (SVR) District.
    • Municipal zoning may apply within incorporated cities and differs from county-administered zoning.
    “an Ordinance to Amend the San Juan County Zoning Ordinance [...] Adopted”
  • Local zoningVaries (with conditions)

    Aggregate local zoning across San Juan County, including county-administered parcels and incorporated municipal jurisdictions; zoning rules vary by governing authority and by zone.

    • The county's parcel-zoning page does not itself enumerate every municipal ordinance.
    • Within Monticello, the city separately identifies multiple zones and directs users to Title 10 of the Monticello City Code.
    • The county's 2025 proposed ordinance is tabled and is not treated as operative law.
    • Use-specific permissions and conditional-use requirements depend on the applicable jurisdiction and zone.
    “There are multiple zones in Monticello: Residential One (R-1), Residential Two (R-2), Agricultural (A-1), Commercial 1 (C-1), Commercial 2 (C-2), Industrial (I-1), and Government (G-1).”
  • Zoning districtsPartial

    County zoning and land-use districts for parcel-level development review in unincorporated San Juan County

    • The county directs users to identify a parcel's zone using an interactive map and then apply the corresponding zone/color to a use table.
    • The county page labels the 2025 Land Use Ordinance updates as Proposed and Tabled, so the cited use table is not established by that page as a fully adopted current ordinance.
    • Uses may be Permitted, allowing application for a Building Permit, or Conditional, requiring a Conditional Use Permit.
    “2025 Land Use Ordinance Updates (Tabled) San Juan County will continue working through the 2025 Proposed Land Use, Development and Management Ordinance with the comments collected through the spring community workshops, public comments and written comments that have been received. Please begin at the interactive map below to identify your parcel's zone, then apply that zone/color to the 2025 PROPOSED Use Table for a list of commercial uses that are available as Permitted (meaning you are ready to apply for a Building Permit) or Conditional (meaning you need to apply for a Conditional Use Permit).”
    One more reviewed finding on this topic
    • Partial — The Spanish Valley area of unincorporated San Juan County; the source identifies the conventional and overlay/planned-community district structure but is not a complete countywide district inventory.
      “The Spanish Valley Ordinance establishes [...] the Spanish Valley Residential (SVR) District, and the Spanish Valley Highway Commercial (HC) District”
  • Minimum dwelling sizeSpecified

    Occupied mobile homes located anywhere within San Juan County

    • The unit must have at least 500 square feet of total enclosed, usable floor space.
    • The unit must have an adequate foundation and skirting.
    • The unit must be located and maintained on a separate lot.
    • The lot must meet the minimum area, width, depth, and frontage setbacks required by Chapter 153 for the applicable district.
    • This provision addresses occupied mobile homes and does not establish a general minimum floor area for every dwelling type.

    minimum total enclosed usable floor space: >= 500 square feet

    “No occupied mobile home shall be located anywhere within the county [...] less than 500 square feet”
  • Minimum lot sizeDistrict specific (with conditions)

    Any main use in the MU-1, A-1, and RR-1 districts regulated by Chapter 153

    • The baseline minimum lot area is 1 acre in MU-1, A-1, and RR-1.
    • Lots with access to municipal water and/or sewer may be developed for a main use on lots as small as 0.25 acre.
    • The county may permit lots as small as 0.25 acre when served by a shared water well where the water source and septic are not on the same parcel and state minimum separation standards are met.
    • The county may permit lots as small as 0.25 acre where alternate technologies eliminate water-and-sewer cross-contamination concerns.
    • The county may permit lots as small as 0.25 acre when the county Health Department Environmental Specialist gives a professional written opinion that it is safe to do so.
    • The ordinance cites Ordinance 2019-03, passed November 19, 2019.

    minimum lot area for main use: 1 acre (May be as small as 0.25 acre under stated water, sewer, shared-well, alternate-technology, or Health Department Environmental Specialist conditions) · minimum lot area with qualifying exception: >= 0.25 acre (Subject to the conditions stated in § 153.072)

    “Minimum lot area in acres for any main use [...] | 1 | 1 | 1 [...] as small as 0.25 acre.”
  • SetbacksDistrict specific (with conditions)

    Main buildings, accessory buildings, dwellings, and other main or accessory buildings in the MU-1, A-1, and RR-1 districts regulated by Chapter 153

    • Front-yard depth for main buildings is 25 feet in MU-1, A-1, and RR-1.
    • Rear-yard depth is 25 feet for main buildings and 25 feet for accessory buildings in MU-1, A-1, and RR-1.
    • Side yard is 15 feet for any dwelling, other main building, or accessory building in MU-1, A-1, and RR-1.
    • Corner lots require twice the side-yard setback: 30 feet.
    • The code states these requirements for the districts regulated by Chapter 153; other districts may have different rules.

    front-yard depth for main buildings: 25 feet · rear-yard depth for main buildings: 25 feet · rear-yard depth for accessory buildings: 25 feet · side-yard setback: 15 feet (30 feet for corner lots)

    “Minimum depth in feet for the front yard for main buildings shall be property line | 25 | 25 | 25”
  • Manufactured homesLimited

    Occupied mobile/manufactured homes in San Juan County zoning districts

    • The unit must have at least 500 square feet of total enclosed usable floor space.
    • The unit must have an adequate foundation and skirting.
    • The unit must be located and maintained on a separate lot meeting the applicable district minimum area, width, depth, and frontage setbacks.
    • Pre-HUD-code manufactured/mobile homes built before the MHCSS, 24 CFR 3280, are prohibited anywhere in the County.
    • The ordinance defines a mobile home as a detached single-family dwelling designed for long-term occupancy and includes certain modular or prefabricated houses not placed on permanent foundations.

    minimum enclosed usable floor space: >= 500 square feet · pre-HUD-code construction cutoff: June 15, 1976 (Homes built prior to the MHCSS, 24 CFR 3280, are prohibited anywhere in the County)

    “No occupied mobile home shall be located anywhere within the County where the total enclosed, usable floor space of the unit is less than five hundred (500) square feet, with an adequate foundation and skirting, and located and maintained on a separate lot having no less than the minimum area width, depth and frontage setbacks as required by this Ordinance for the district in which the dwelling structure is located.”
    2 more reviewed findings on this topic
    • Limited — Occupied mobile homes, including modular, prefabricated, or pre-sectionalized houses not placed on permanent foundations, in San Juan County.
      “No occupied mobile home shall be located anywhere within the County where the total enclosed, usable floor space of the unit is less than five hundred (500) square feet, with an adequate foundation and skirting, and located and maintained on a separate lot having no less than the minimum area width, depth and frontage setbacks as required by this Ordinance for the district in which the dwelling structure is located.”
    • Prohibited — Placement or relocation of pre-HUD-code manufactured (mobile) homes built before the federal Manufactured Home Construction and Safety Standards took effect.
      “San Juan County prohibits the placement or relocation of any pre-HUD-code manufactured (mobile) homes, built prior to the MHCSS, 24 CFR 3280, which became effective on June 15, 1976, anywhere within the County.”
  • Accessory dwellingsLimited

    An additional dwelling associated with a single-family dwelling in the MU-1, A-1, or RR-1 county zoning districts, when used for an employee, seasonal worker, or member of the property owner's immediate family

    • The additional dwelling must be on a parcel providing at least one-half acre per unit.
    • Planning Commission approval is required.
    • San Juan County Board of Health approval is required.
    • This provision is narrower than a general accessory-dwelling authorization and does not establish unrestricted ADU eligibility for all occupants or parcels.

    minimum parcel area per additional dwelling unit: >= 0.5 acre (Applies to an additional dwelling for an employee, seasonal worker, or member of the property owner's immediate family)

    “Single-family dwellings: Provided that one additional dwelling on at least one-half (½) acre per unit for an employee, seasonal worker or a member of the property owners immediate family may be allowed subject to approval by Planning Commission and the Board of Health.”
  • Who permits septicLocal

    All septic wastewater systems in San Juan County.

    • San Juan Public Health maintains septic-system records and provides them to residents upon request.
    “in San Juan County are inspected and permitted by San Juan Public Health.”
  • Septic permitRequired

    All septic wastewater systems in San Juan County.

    • The official page states that all septic wastewater systems are permitted by San Juan Public Health.
    • The page lists an individual wastewater system permit fee of $440.00 plus mileage.

    individual wastewater system permit fee: 440 USD (plus mileage)

    “All septic wastewater systems in San Juan County are [...] permitted by San Juan Public Health.”
  • Septic inspectionRequired

    All septic wastewater systems in San Juan County.

    • The official page states that all septic wastewater systems are inspected by San Juan Public Health.
    • The page lists a wastewater system recertification fee of $78.00 plus mileage.

    wastewater system recertification fee: 78 USD (plus mileage)

    “All septic wastewater systems in San Juan County are inspected”
  • Off-grid sanitationLimited

    Individual septic tanks and other private sewage systems in San Juan County subdivisions.

    • Private sewage systems are permitted only when the nearest point of the subdivision boundary is more than 1,320 feet from an existing approved sanitary sewer system.
    • Systems must conform to State Division of Environmental Health and San Juan County Health Department requirements.

    distance from existing approved sanitary sewer system: > 1320 feet (nearest point of subdivision boundary)

    “Individual septic tank systems [...] shall only be permitted when [...] more than 1,320 feet from [...] sanitary sewer system.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Lots in San Juan County subdivisions governed by the county subdivision ordinance.

    • Each lot must be served by an approved piped sanitary sewer system except as otherwise provided.
    • Each lot must be served by an approved public water system except as otherwise provided.
    • Individual septic or other private sewage systems are permitted only when the nearest point of the subdivision boundary is more than 1,320 feet from an existing approved sanitary sewer system.
    • Individual or common wells or other private water systems are permitted only when the subdivision boundary is more than 1,320 feet from the nearest approved public water system.
    • Septic systems must conform to State Division of Environmental Health and San Juan County Health Department requirements.
    • Private water systems must comply with Utah Division of Environmental Health requirements.

    distance from existing approved sanitary sewer system: > 1320 feet (nearest point of subdivision boundary) · distance from nearest approved public water system: > 1320 feet (subdivision boundary)

    “approved piped sanitary sewer system. [...] approved public water system.”
  • Agricultural exemptionConditional

    San Juan County Greenbelt/Farmland Assessment Act property-tax agricultural exemption; this source does not establish an exemption from building permits or land-use regulation.

    • At least 5 contiguous acres under the same owner must be available for agricultural use; 4.99 acres does not qualify.
    • The 5 acres cannot include land with a house or other non-agricultural-related structures.
    • Required paperwork and other approvals must be submitted to and approved by the San Juan County Assessor's Office by May 1 for new applications and within 120 days of an owner-change or legal-description change for existing applications.
    • The land must have been dedicated to agricultural-related use for the prior 2 consecutive years, with documentation.
    • There must be a genuine, good-faith effort to produce an agricultural-related product and documentable annual activity such as plowing, planting, irrigating, or grazing.
    • Program-specific production targets must be met and documentation provided when requested.
    • If the five listed conditions cannot be met, the application will be rejected.
    • Participation is subject to review; noncompliant land is immediately removed and becomes subject to a 5-year rollback tax.

    minimum contiguous acreage: >= 5 acres (4.99 acres does not qualify) · new-application deadline: May 1 · existing-application change deadline: <= 120 days (owner change or legal description change) · prior agricultural use: >= 2 years (consecutive years) · rollback tax: 5 years (land removed for noncompliance)

    “The Farmland Assessment Act, also referred to as "Greenbelt," is a program that allows property meeting specific criteria to be taxed at a reduced rate when used solely in agriculture-related use.”
  • Subdividing landRegulated (with conditions)

    Subdivision permits and subdivision plat recording in unincorporated San Juan County.

    • A subdivision permit is required through the County Application Portal.
    • The county ordinance page identifies Ordinance 2024-07 as adopted and replacing the existing subdivision ordinance and amendments for subdivisions within the unincorporated areas of San Juan County.
    • The County Recorder publishes minimum plat requirements, including reproducible 24-inch by 36-inch Mylar, required subdivision title and location information, survey ties, and lot, block, acreage, street-name, centerline-dimension, and right-of-way information.
    “2024-07 | an Ordinance Replacing the Existing Subdivision Ordinance and Amendments with a New Updated Ordinance for Subdivisions Within the Unincorporated Areas of San Juan County, State of Utah | Adopted”
  • Driveway accessRequired

    Every building and lot in the Spanish Valley Highway Commercial District of unincorporated San Juan County.

    • Direct access must be provided to a public street or frontage road.
    • Structures must provide safe and convenient access for servicing, fire protection, and required on-site parking.
    “Every building and lot must have direct access to a public street or frontage road. All structures must be located on lots or parcels that provide safe and convenient access for servicing, fire protection and required on-site parking.”
  • Building in a floodplainLimited

    Development and subdivision in the Spanish Valley Residential and Highway Commercial districts where land is within a 100-year floodplain.

    • Constrained lands include lands in the 100-year floodplain.
    • Constrained lands in all developments and subdivisions must be identified on plats and remain unoccupied by buildings or impervious surfaces.
    • Environmentally unsuitable land may not be platted for residential occupancy or uses that increase danger to health, life, or property, or aggravate erosion or flood hazard.
    • The source is a San Juan County Spanish Valley development ordinance document hosted on Utah.gov.

    floodplain: 100-year year

    “lands in the 100-year floodplain [...] remain unoccupied by buildings or impervious surfaces.”
  • Short-term rentalsProhibited

    Short-term rental use in the Spanish Valley Residential (SVR) District of unincorporated San Juan County.

    • The County ordinance page identifies Ordinance 2024-01 as adopted.
    • The page lists Tuesday, January 16, 2024 in the ordinance table's Introduction Date column.
    “an Ordinance to Amend the San Juan County Zoning Ordinance to Clarify That Short-Term Rental Use Is Prohibited in the Spanish Valley Residential (Svr) District”
    One more reviewed finding on this topic
    • Prohibited — Short-term rental use in the Spanish Valley Residential (SVR) District
      “2024-01 | an Ordinance to Amend the San Juan County Zoning Ordinance to Clarify That Short-Term Rental Use Is Prohibited in the Spanish Valley Residential (Svr) District | Adopted”
  • Permit feesPublished (with conditions)

    County building, subdivision, conditional-use, inspection, and related planning applications administered by San Juan County

    • The county page lists a building-permit fee as 1.75 times square footage, with a 2,000-square-foot example of $3,500.
    • Inspection fees are $65 per inspection plus the State mileage rate.
    • Appeal for time extension is $150; business sign permit is $150; work done without a permit is charged at twice the permit price plus $150 per week if continued beyond the 30-day notice; outside consultant costs are actual costs.
    • The page does not state a separate dollar amount for plan review; it displays Plan Review as Plan Review and Building Permit.

    building permit fee: 1.75 square-footage multiplier (2,000 sq ft example equals $3,500) · inspection fee: per 65 USD per inspection (plus State mileage rate) · appeal for time extension: 150 USD · business sign permit: 150 USD · work done without permit surcharge: 2 permit-price multiplier (plus $150/week if continued beyond 30-day notice) · outside consultant fee: actual costs USD (for consulting or inspections)

    “Building Permit | 1.75x square footage (e.g. 2,000 sq ft = $3,500) Inspections | $65/inspection + State mileage rate Appeal for Time Extension | $150 Business Sign Permit | $150 Work Done without Permit | 2x permit price + $150/week if continued beyond 30-day notice Outside Consultant | Actual costs for consulting or inspections”

Utah rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A sole owner acting as an owner-builder for residential construction on the owner's property, concerning exemption from contractor licensure under the Utah Construction Trades Licensing Act; this does not by itself eliminate applicable building-permit, inspection, or code requirements.

    • The sole owner may build no more than one residential structure per year on the owner's property and no more than three residential structures per five years.
    • The use must be the sole owner's noncommercial, nonpublic use.
    • A person other than the property owner or the specified volunteer exemption persons who engages in building the residential structure must be licensed if otherwise required by the chapter.
    • Incidental structures such as a shed, carport, or detached garage are covered when for the sole owner's noncommercial, nonpublic use.
    • For persons working under the owner, work must be without compensation other than qualifying token compensation and under the direction of the property owner.
    • Token compensation must be minimal compared with fair market value, unrelated to fair market value, and incidental, including meals, refreshments, or reasonable transportation costs.

    residential structures per year: <= 1 structure (For the sole owner's property and sole owner's noncommercial, nonpublic use.) · residential structures per five years: <= 3 structures (For the sole owner's property and sole owner's noncommercial, nonpublic use.)

    “a sole owner of property engaged in building: (i) no more than one residential structure per year on the sole owner's property and no more than three residential structures per five years on the sole owner's property for the sole owner's noncommercial, nonpublic use”
    One more reviewed finding on this topic
    • Available (with conditions) — A sole owner of property building residential structures on the owner's property for the owner's noncommercial, nonpublic use, including qualifying incidental structures.
      “a sole owner of property engaged in building: (i) no more than one residential structure per year on the sole owner's property and no more than three residential structures per five years on the sole owner's property for the sole owner's noncommercial, nonpublic use”
  • Well permitRequired

    Construction of shallow water wells in Utah.

    • The owner must have a valid water right to beneficially use groundwater before construction.
    • A Start Card is issued upon approval of the water right and is described as essentially the permit to construct the well.
    • Shallow water wells must be constructed by a licensed well driller or licensed shallow water well constructor.
    • The licensee must obtain the Start Card and file it with the Division before constructing or working on the shallow water well.
    • The source does not establish the same Start Card mechanism for every other regulated-well category.
    “A Start Card is issued upon approval of the water right, which is essentially the permit to construct the well.”
    One more reviewed finding on this topic
    • Required — Water-well construction in San Juan County under Utah statewide water-rights and well-construction rules.
      “must have a valid water right [...] prior to well construction. [...] A Start Card is issued [...] which is essentially the permit to construct the well.”
  • Campground & park staysLimited

    Tiny houses in Utah RV parks; the state source also states that tiny-home permission in a particular area depends on local land-use regulations.

    • The tiny house may be allowed in an RV park only with the required data plate or permanent label and either Recreational Vehicle Industry Association certification or qualified third-party inspection certification.
    • The RV park must comply with applicable building, zoning, electrical, health, fire codes and local ordinances.
    • Outside RV parks, whether a tiny home is permitted depends on local land-use regulations and whether the structure is treated as a primary dwelling, accessory dwelling, modular unit, or manufactured home.

    maximum floor area for tiny house under Rule R392-301: <= 400 square feet (The rule defines tiny house for purposes of the rule; this does not establish statewide land-use permission outside RV parks.)

    “A recreational vehicle or a tiny house may be allowed in a recreational vehicle park only if:”
    One more reviewed finding on this topic
  • county zoning authorityGeneral

    Utah counties may enact land-use controls, including zoning ordinances, for land in unincorporated areas statewide.

    • The authority is subject to Utah Code Section 17-79-101(4) and Section 11-41-103.
    • The statutory grant expressly covers the unincorporated area of a county and a designated mountainous planning district.
    • The quoted provision lists uses, density, open spaces, structures, and buildings among the subjects of permissible land-use controls.
    “Subject to Subsection (4) and Section 11-41-103, to accomplish the purposes of this chapter, a county may enact all ordinances, resolutions, and rules and may enter into other forms of land use controls and development agreements that the county considers necessary or appropriate for the use and development of land within the unincorporated area of the county or a designated mountainous planning district”
  • county building authorityGeneral

    Utah counties may adopt and enforce building regulations and require building permits for construction in unincorporated areas statewide.

    • The general county building-regulation authority applies outside the limits of cities and towns.
    • Local regulations may not conflict with general laws.
    • Under Utah Code Section 17-79-901, erecting, constructing, reconstructing, altering, or changing the use of a building or other structure within a county requires approval of a building permit.
    • A county may not issue a building permit unless the plans fully conform to regulations then in effect.
    • The county permit authority is subject to the State Construction and Fire Codes Act and other statutory limitations.
    “A county may make and enforce within the limits of the county, outside the limits of cities and towns, all local, police, building, and sanitary regulations that are not in conflict with general laws.”

Still unanswered

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

  • Inspections — Building inspections associated with construction in San Juan County, Utah
  • Lot coverage — Lot-coverage requirements in San Juan County, including unincorporated areas.
  • Building height — Building-height requirements in San Juan County, including unincorporated areas.
  • Living in an RV — Long-term or residential RV occupancy on private land in San Juan County
  • Camping on your land — Temporary camping on private land in San Juan County.
2 more unanswered
  • Tiny homes
  • Permit process

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

Water rights & wells in San Juan County

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

Actively managed

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

Household wellPermit required — restricted

Utah has NO exempt domestic well — you must own a water right to drill any well, including a household well. In an open area you file a new appropriation, but because much of Utah is closed to new appropriation a newcomer typically must PURCHASE an existing water right and file a change application to move it to the new well.

Limit: ~0.45 acre-ft/yr indoor domestic (typical allocation); no statutory exempt-well quantity

Utah Division of Water Rights — FAQ ↗
  • Monticello Mill Tailings Groundwater Management Planlocalized of county

    Water-QUALITY / DOE UMTRCA remediation plan at the former Monticello uranium mill; shallow alluvial groundwater is contaminated — a domestic-well quality caution rather than an appropriation closure.

    Utah Division of Water Rights — Groundwater Management Plans ↗

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

Living off-grid in San Juan County, Utah

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

San Juan County scores 49/100 on the Bolthole Index, a solid county profile. Its strengths: deep seclusion — about 1,897 people within 15 miles and manageable long-term carry cost. Watch-outs: weak self-sufficiency basics: only 10.2″ of rain a year, in severe drought 37.3% of years and more administrative friction around building and land use.

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

San Juan County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by San Juan County Health Department (under Utah DEQ). 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 San Juan County, Utah?

Land in San Juan County runs about $748 per acre, based on the latest county data.

What is the water situation in San Juan County?

San Juan County gets about 10.2" of rain a year, with severe drought in roughly 37.3% of years. On water rights, San Juan County lies in the Monticello Mill Tailings Groundwater Management Plan — Water-QUALITY / DOE UMTRCA remediation plan at the former Monticello uranium mill; shallow alluvial groundwater is contaminated — a domestic-well quality caution rather than an appropriation closure..

How remote is San Juan County?

A typical private-land location has about 1,897 people within 15 miles and 269,466 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How San Juan compares in Utah

Compare side-by-side →See all 29 Utah counties ranked →