Building permits, zoning and septic rules in Johnson County, Wyoming
66Index Score / 100 #5 of 23 in Wyoming
Johnson County, Wyoming does not issue a county residential building permit for an ordinary home in an unincorporated area, but qualifying projects need a Wyoming Permit to Construct before work begins12. Johnson County has no county-level zoning, while Buffalo applies its own city zoning34. The Johnson County Planning Department handles septic permits and subdivision review56.
At a glance
Building permit
Not issued by Johnson County for an ordinary home in an unincorporated area; qualifying projects need a state Permit to Construct12
Zoning
No zoning ordinance in unincorporated Johnson County; Buffalo administers zoning inside city limits34
Septic
County-permitted through the Johnson County Planning Department, under authority delegated by Wyoming DEQ57
Building code
Wyoming has adopted statewide building-code standards; state review and inspection cover specified building categories89
Minimum lot size / dwelling size / setbacks
None set by county zoning, since Johnson County has no zoning districts1011
Wells
State groundwater permit (U.W. 5) required before drilling; $50 filing fee for domestic or stock use12
Subdivision
Johnson County reviews subdivisions and other land-development plans in unincorporated areas13
Agricultural building fire-safety exemption
Farms or ranches of 40+ deeded acres are exempt from the state's fire-prevention and electrical-safety provisions14
Septic system permitting (as county sanitarian), subdivision review, floodplain development, rural addressing, and planning and zoning documents for Johnson County; the county has no building-permit program
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Do you need a building permit in Johnson County, Wyoming?
Johnson County does not issue a county residential building permit for an ordinary home in its unincorporated area1. Wyoming nevertheless requires plan approval and a Permit to Construct before work begins on specified projects in state fire-marshal jurisdiction2. The state fire marshal inspects covered new construction and remodeling after completion15. A covered new building cannot be occupied until the state fire marshal issues a certificate of occupancy; a covered remodel receives a letter of compliance16. Buffalo is different because the city has adopted a residential code for buildings and structures inside its incorporated area17. Ask the Johnson County Planning Department whether subdivision or floodplain review applies even when no county residential building permit is issued6.
Who handles septic and planning matters in Johnson County, and how do you reach them?
Johnson County has no residential building department to call because the county does not issue residential building permits in unincorporated areas1. The Johnson County Planning Department handles septic permits, subdivision review, floodplain development and rural addressing6. Reach the Planning Department at 307-684-1907 or visit 26 N Desmet Avenue, Suite A, Buffalo, WY 828346. Septic and subdivision applicants should ask the department for current dollar amounts: Johnson County adopted fees for both through Resolution #673, but the county's published notice does not list the amounts18. A groundwater well uses a separate state permitting process rather than a Johnson County permit12.
Does Johnson County have zoning?
Johnson County has no county-level zoning regulations for its unincorporated land3. County zoning therefore sets no minimum dwelling size, minimum lot size, setbacks, lot-coverage limit or building-height limit1910112021. That answer changes inside municipal boundaries: Buffalo applies its own zoning within city limits, while Kaycee's current zoning status could not be confirmed4. Johnson County separately reviews subdivisions, lot divisions and other land-development plans in unincorporated areas under regulations adopted by the county13. Ask the Planning Department how those subdivision regulations apply to a particular parcel because the available county page does not publish the detailed local standards or exemptions136.
How do septic permits work in Johnson County?
Every new small wastewater treatment facility, privy, outhouse, holding tank, septic replacement or septic modification in Johnson County needs a Planning Department permit under authority delegated by the Wyoming Department of Environmental Quality722. A registered, licensed engineer must design every system, and the department returns incomplete applications23. Each application must include the applicable Resolution #673 fee; ask the Planning Department for the current amount because the county's notice publishes the fee authority but not dollar figures18. Only 17% of Johnson County land has soils without severe limitations for a conventional drain field, so obtain a site evaluation before choosing a homesite24. Contact the county before designing a non-conventional system because some subdivisions require that treatment type25. Arrange the county inspection at least 24 hours before backfilling; a certificate of completion is required only when the inspection was not completed26.
Can you live in an RV or tiny home on your land in Johnson County?
Unincorporated Johnson County places no county zoning restriction on RV occupancy, temporary camping, tiny-home occupancy, manufactured-home occupancy or accessory dwellings because the county has no zoning ordinance27. Septic rules still apply: any privy, outhouse, holding tank or other small wastewater system requires county approval, including replacements and modifications25. Subdivision rules can also affect the parcel even without zoning13. Inside Buffalo, city zoning applies instead; Kaycee's current zoning status could not be confirmed4.
Building a home in Johnson County: the steps, in order
Confirm whether the parcel is outside Buffalo and ask the Planning Department whether floodplain or subdivision review affects the site64.
If land is being divided, ask the Planning Department what Johnson County's subdivision regulations require before recording or construction136.
Determine whether the project falls within Wyoming fire-marshal plan-review jurisdiction; if it does, obtain the state Permit to Construct before work begins2.
Obtain a soil evaluation and hire a registered, licensed engineer to design the septic system23.
Submit a complete septic application with the current Resolution #673 fee to the Planning Department1823.
Apply to the Wyoming State Engineer before drilling a well, and use a Wyoming-licensed driller12.
Arrange the septic inspection at least 24 hours before backfilling26.
For a project in state fire-marshal jurisdiction, obtain the state certificate of occupancy or letter of compliance before use16.
What to check before you buy land in Johnson County
Water is the headline concern: Johnson County averages just 15.2 inches of precipitation a year, with severe drought in 20.2% of years, so a reliable well and water rights matter as much as anything else you'll evaluate2829. Soils compound that: only 17% of the county's land is free of severe limitations for a conventional septic drain field, so plan on a site evaluation and an engineered system on most parcels24. Terrain is mixed, with about 49% of the county at 15% slope or less, and 31.2% of the county is federal land, worth checking against any parcel boundary before you buy3031. If the parcel was divided or will be divided, ask the Planning Department to confirm compliance with Johnson County's subdivision regulations136. Typical carrying costs include an effective property tax rate near 0.6% and a median annual bill around $1,6343233.
Watch-outs
Johnson County's lack of county-level zoning does not remove county septic and subdivision requirements from an RV, tiny-home or manufactured-home project32513.
A qualifying project needs a Wyoming Permit to Construct before work and the required occupancy approval before use, even though Johnson County does not issue an ordinary residential building permit2161.
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.
Johnson County highlighted among the Wyoming counties · colored by Index score
How Johnson County scores
Seclusion89100% ev.
Self-Sufficiency33100% ev.
Admin Boringness8790% ev.
Durability39100% ev.
Property Autonomy74100% ev.
Carry Cost8396% ev.
Evidence strength: 98%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →
$423kTypical home
0.6%Property tax
$1,165Land / acre
15.2"Annual rain
20.2% of yrsSevere drought
6 / yr (+5.3)Mid-century 100°F days
18.7 daysMid-century dry spell
1.02" (+8.3%)Mid-century 1-day rain
1.26×Wildfire change factor
100%Forward climate coverage
$1,645Home insurance / yr
2% / yrInsurance growth
0.28%Nonrenewal rate
single ZIP shrunk to state medianInsurance basis
80,047People within 2 hr
436Radius comparison (15 mi)
2.1People / sq mi
31.2%Federal land
49%Land at 15% slope or less
17%Soils rated "not limited" for septic (strict USDA rating)
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Cities and towns in Johnson 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.
Buffalo · Town of Kaycee
Answers from the rulebook for Johnson County
What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.
Johnson County rules
County-wide zoningAbsent
County-level zoning regulations in Johnson County, including the county zoning entry reported for the county; incorporated municipalities may exercise separate authority.
The source is a Wyoming legislative-committee PDF containing the Wyoming County Commissioners Association survey updated September 9, 2023.
Subdivision, floodplain, septic, and other non-zoning regulations may still apply.
This claim does not determine whether the Town of Kaycee or City of Buffalo administers separate municipal rules.
“Johnson No N/A N/A N/A No N/A Laramie Yes Portion”
One more reviewed finding on this topic
Absent — County zoning regulations in Johnson County, including the unincorporated county area.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Local zoningVaries (with conditions)
Local zoning across Johnson County, aggregating county and municipal jurisdictions; the county's proposed zoning regulations were not adopted according to the county's official status page, while incorporated Buffalo has current municipal zoning.
The county's official page states that the proposed Johnson County zoning regulations had not been adopted as of the page's March 28, 2014 update.
The aggregate conclusion does not mean Johnson County administers municipal zoning ordinances.
Municipal zoning rules may apply within incorporated municipalities, including the City of Buffalo.
Subdivision, floodplain, septic, and other land-use requirements may apply independently of zoning.
“No decision has been made by the Board of County Commissioners on adoption and no time frame has been set for any future action on the regulations”
2 more reviewed findings on this topic
Varies (with conditions) — Aggregate local zoning across Johnson County, including unincorporated areas and incorporated municipalities.
“All property within the City limits, except that property exempted by law, is governed by this ordinance according to the zoning district in which it is located.”
Varies (with conditions) — Aggregate local zoning across Johnson County: county zoning is reported as absent, while incorporated municipalities may administer their own zoning ordinances.
“All property within the City limits, except that property exempted by law, is governed by this ordinance according to the zoning district in which it is located.”
Zoning districts · by state lawNot published
Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Municipal zoning may apply within incorporated municipalities.
Subdivision, septic, floodplain, and other applicable land-use requirements may still apply.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Minimum dwelling sizeNone
County zoning-based minimum dwelling size requirements in unincorporated Johnson County.
This absence conclusion is limited to county zoning controls; incorporated municipalities may have separate rules.
The official state survey reports Johnson County has no county zoning regulations and no zoning districts.
“County Zoning, Licensing and Permitting [...] Johnson No N/A N/A N/A No N/A”
Minimum lot sizeNone
County zoning-based minimum lot size requirements in unincorporated Johnson County.
This absence conclusion is limited to county zoning controls; incorporated municipalities may have separate rules.
The official state survey reports Johnson County has no county zoning regulations and no zoning districts.
“County Zoning, Licensing and Permitting [...] Johnson No N/A N/A N/A No N/A”
SetbacksNone
County zoning-based setback requirements in unincorporated Johnson County.
This absence conclusion is limited to county zoning controls; floodplain, road, health, subdivision, or other non-zoning requirements may still apply.
Incorporated municipalities may have separate rules.
The official state survey reports Johnson County has no county zoning regulations and no zoning districts.
“County Zoning, Licensing and Permitting [...] Johnson No N/A N/A N/A No N/A”
Lot coverageNone
County zoning-based lot-coverage requirements in unincorporated Johnson County.
This absence conclusion is limited to county zoning controls; other land-use, floodplain, subdivision, or infrastructure requirements may still apply.
Incorporated municipalities may have separate rules.
The official state survey reports Johnson County has no county zoning regulations and no zoning districts.
“County Zoning, Licensing and Permitting [...] Johnson No N/A N/A N/A No N/A”
Building heightNone
County zoning-based building-height requirements in unincorporated Johnson County.
This absence conclusion is limited to county zoning controls; aviation, floodplain, fire, building, or other non-zoning requirements may still apply.
Incorporated municipalities may have separate rules.
The official state survey reports Johnson County has no county zoning regulations and no zoning districts.
“County Zoning, Licensing and Permitting [...] Johnson No N/A N/A N/A No N/A”
Living in an RV · by state lawUnrestricted
Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Municipal zoning may apply within incorporated municipalities.
Subdivision, septic, floodplain, and other applicable land-use requirements may still apply.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Camping on your land · by state lawUnrestricted
Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Municipal zoning may apply within incorporated municipalities.
Subdivision, septic, floodplain, and other applicable land-use requirements may still apply.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Tiny homes · by state lawUnrestricted
Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Municipal zoning may apply within incorporated municipalities.
Subdivision, septic, floodplain, and other applicable land-use requirements may still apply.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Manufactured homes · by state lawUnrestricted
Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Municipal zoning may apply within incorporated municipalities.
Subdivision, septic, floodplain, and other applicable land-use requirements may still apply.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Accessory dwellings · by state lawUnrestricted
Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance.
Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits.
Municipal zoning may apply within incorporated municipalities.
Subdivision, septic, floodplain, and other applicable land-use requirements may still apply.
“County Zoning Regulations [...] Johnson No N/A N/A N/A No N/A”
Who permits septicCounty
Small wastewater treatment facilities and septic systems in Johnson County, Wyoming.
The Wyoming Department of Environmental Quality delegated authority and responsibility under W.S. 35-11-304 to Johnson County.
The county Planning Department receives applications and administers the septic permitting process.
Non-conventional systems require applicants to contact Johnson County first.
“delegated the authority and responsibility [...] to Johnson County.”
Septic permitRequired
New small wastewater treatment facilities, privies, outhouses, holding tanks, and septic-system replacements or modifications in Johnson County, Wyoming.
All applications and forms must be submitted to the Planning Department before issuance of a septic permit.
Missing or incomplete applications will be returned.
Applications must include the appropriate fee adopted by Resolution #673.
Johnson County requires a registered licensed engineer to design all septic systems.
Non-conventional systems require applicants to contact Johnson County first to discuss application and permit requirements.
Some subdivisions require non-conventional treatment.
application fee: appropriate fee adopted by Resolution #673 USD
“Septic Permits are required for:”
Septic inspectionRequired
Septic-system installation inspection before backfilling in Johnson County, Wyoming.
Inspections must be arranged 24 hours before backfilling.
A Certificate of Completion is required only when inspection has not been completed.
advance inspection notice: 24 hours (Inspection is required to be arranged 24 hours prior to backfilling.)
“24 hours prior to backfilling.”
Off-grid sanitationLimited
Privies, outhouses, holding tanks, and other non-sewer sanitation systems in Johnson County, Wyoming.
Privies, outhouses, and holding tanks require septic permits.
Replacement or modification of covered systems also requires a permit.
Non-conventional systems require applicants to contact Johnson County first to discuss application and permit requirements.
Some subdivisions require non-conventional treatment.
Applications must be submitted to the Planning Department before permit issuance and include the appropriate fee adopted by Resolution #673.
“Privies, outhouses, and holding tanks.”
Subdividing landRegulated (with conditions)
Subdivision of land in the unincorporated areas of Johnson County, Wyoming.
Johnson County has subdivision regulations adopted by Resolution #715 on November 7, 2023.
A person may not sell land subject to subdivision regulation, record a plat, or commence construction of a subdivision without first obtaining a subdivision permit from the county board.
The Wyoming Real Estate Subdivisions Act does not apply to sale or disposition of land where the parcels involved are 35 acres or larger, except as provided in W.S. 18-5-316; each parcel must have ingress, egress, and utility easements at least 40 feet wide to a public road unless specifically waived in a binding and recordable document.
The county board may by rule exempt some statutory application requirements for a subdivision of one or more units into no more than five total units.
The cited county rule applies to unincorporated areas; incorporated municipalities have separate authority.
large-parcel threshold: >= 35 acres (Except as provided in W.S. 18-5-316.) · required easement width for qualifying large parcels: >= 40 feet (Ingress, egress, and utility easements to a public road; may be specifically waived by the grantee or transferee in a binding and recordable document.) · small-subdivision threshold for possible statutory requirement exemptions: <= 5 total units of land (The county board may exempt requirements by rule; this does not itself establish that a subdivision permit is unnecessary.)
“Johnson County Subdivision Regulations adopted by Resolution # 715 on 11/7/2023”
One more reviewed finding on this topic
Regulated (with conditions) — Subdivision, lot division, and other land-development plans in unincorporated Johnson County, Wyoming.
“Johnson County Subdivision Regulations adopted by Resolution # 715 on 11/7/2023”
Permit feesPublished (with conditions)
Johnson County septic permitting and subdivision application review.
The county states that the fees were revisited as part of the subdivision amendment.
The cited county page identifies Resolution #673 as adopting new fees for septic permitting and subdivision review.
The webpage does not state dollar amounts for the fees.
“The Board of Johnson County Commissioner approved Resolution # 673 adopting new fees for Septic Permitting and Subdivision Review.”
Permit processPublished (with conditions)
County-issued septic permits for new small wastewater treatment facilities, privies, outhouses, holding tanks, and replacements or modifications.
A registered licensed engineer must design all septic systems.
Applications and forms must be submitted to the Planning Department before issuance; missing or incomplete applications are returned.
Applications must be accompanied by the appropriate Resolution #673 fee.
For a non-conventional septic system, applicants must contact Johnson County first to discuss application and permit requirements.
Some subdivisions require non-conventional treatment.
Inspections must be arranged 24 hours before backfilling.
A certificate of completion is required only when inspection has not been completed.
inspection scheduling before backfilling: >= 24 hours
“All applications and forms shall be submitted to the Planning Department prior to issuance of a Septic Permit. Missing or incomplete applications will be returned.”
Wyoming rules that apply here
Building permitLimited
State fire-marshal plan review before new construction, remodeling, or installation of aboveground flammable or combustible fuel storage tanks for specified buildings and facilities statewide, where the state retains authority.
The requirement is subject to W.S. 35-9-108(h), subsection (q), and W.S. 35-9-118.
Covered categories include state or local government buildings or structures; public buildings over 5,000 square feet including basement; multistory public buildings; child-care centers housing more than 10 children; specified public assembly and hospitality uses regardless of size; and public or private aboveground fuel-dispensing facilities.
The requirement does not apply to municipalities or counties that have received enforcement authority for fire safety standards under W.S. 35-9-121.
No covered new construction or remodeling may begin until the state fire marshal approves the plans.
If no written violation notice is given within 21 working days, plans are approved as submitted; corrected plans are approved if no written violation notice is given within 10 working days.
Plan review is not required for remodeling exempt from permitting under the International Code; special rules apply to remodeling affecting built-in fire protection systems and to projects subject to sole local plan-review authority.
public-building floor area threshold: > 5000 square feet including basement · child-care occupancy threshold: > 10 children · initial plan-review response period: 21 working days (If no written violations are provided within this period, plans are approved as submitted.) · corrected-plan response period: 10 working days (If no written violations are provided within this period, corrected plans are approved as resubmitted.)
“Except as provided under subsections (h) and (q) of this section and W.S. 35-9-118, prior to beginning any new construction, the remodeling of existing buildings or the installation of aboveground flammable or combustible fuel storage tanks, the owner or the owner's designated representative shall submit plans to the state fire marshal for review of the proposed project for compliance with applicable fire and electrical safety standards for:”
One more reviewed finding on this topic
Limited — State fire-marshal plan review and Permit to Construct requirements for qualifying construction in Johnson County, including government-owned or leased buildings, schools, public-access buildings over 5,000 square feet, child-care centers for more than 10 children, multi-story buildings, places of assembly, specified alterations or remodeling, fire-protection systems, alternative-energy installations, certain tanks, commercial kitchen hoods, spray finishes, and RV, camping, mobile-home, or similar parks or areas.
“Fees shall be paid prior to issuance of a Permit to Construct. No work shall be done before the Permit to Construct is issued.”
Owner-builder exemptionConditional
Owner-builder construction subject to Wyoming fire, building, existing-building, or electrical safety enforcement.
Municipalities and counties may apply for delegated enforcement authority.
Before initial delegation, the local governing body must adopt minimum standards equivalent to or more stringent than applicable state standards.
If the local jurisdiction fails to maintain required standards or certified inspectors, enforcement authority may revert to the state department.
The statute does not itself create a statewide owner-builder exemption from local licensing or permitting.
“The state fire marshal shall delegate complete authority to municipalities and counties which apply”
2 more reviewed findings on this topic
Available — An owner acting as the general contractor or performing ordinary construction work on the owner's primary residence in Wyoming.
“Contractor licensing (except electrical) is not done by the state of Wyoming. Rather, the option to license contractors is deferred to the local jurisdiction where the construction activity is to take place.”
Conditional — An owner acting as the general contractor for residential construction in Wyoming.
“Rather, the option to license contractors is deferred to the local jurisdiction where the construction activity is to take place.”
Building code adoptedAdopted (with conditions)
The Wyoming Department of Fire Prevention and Electrical Safety's statewide adoption and administration of the 2024 International Building Code, including state fire-marshal plan review under the statutory categories in W.S. 35-9-108(a).
The 2024 International Building Code was adopted as part of Wyoming's 2024 International Codes on June 28, 2024.
The state fire-marshal plan-review requirement applies to state or local government-owned or leased buildings; public buildings over 5,000 square feet including basement; multistory public buildings; child-care centers housing more than 10 children; specified public assembly, hospitality, and entertainment uses regardless of size; and public or private aboveground fuel-dispensing facilities.
The statutory plan-review provision is subject to W.S. 35-9-108(h) and (q) and W.S. 35-9-118.
W.S. 35-9-108(h) excludes municipalities or counties that have received enforcement authority for fire-safety standards under W.S. 35-9-121.
Under W.S. 35-9-108(q), plan review is not required for remodeling exempt from permitting under the International Code; remodeling under $40,000 affecting a built-in fire-protection system requires review with a fee of no more than $50 per hour; remodeling costing $40,000 or more requires review and fees under W.S. 35-9-108(d); and submission to the state fire marshal is not required when review is submitted to a local governmental entity with sole plan-review authority under W.S. 35-9-121(b).
W.S. 35-9-118 excludes farms or ranches of 40 acres or more on deeded land; specified hospitals and health-care facilities except as permitted under W.S. 35-9-121.1; mines and appurtenant facilities, oil-field operations, petroleum refineries, and liquefied petroleum gas facilities; specified railway property and equipment; and specified utility automotive equipment. The state fire marshal may still assist those properties or local governmental entities upon request under W.S. 35-9-121.
The Wyoming State Fire Marshal's plan-review page states that plans must be accepted or rejected within 5 business days, complete-submittal review is generally completed within 21 business days after acceptance, fees are due before issuance of a Permit to Construct, and no work may begin before that permit is issued.
Local enforcement authority requires state delegation under W.S. 35-9-121; a local authority's standards must be equivalent to or more stringent than the department's standards, and local authority can revert to the department if required standards are not maintained.
building code edition: 2024 International Building Code · adoption date: 2024-06-28 · public-building plan-review threshold: > 5000 square feet of total floor area including basement · child-care plan-review threshold: > 10 children housed · remodeling review threshold: 40000 USD (Remodeling below this amount affecting a built-in fire-protection system is reviewed at no more than $50 per hour; remodeling at or above this amount is subject to W.S. 35-9-108(d).) · remodeling fire-protection review fee cap: <= 50 USD per hour (Applies to remodeling costing less than $40,000 that affects a built-in fire-protection system.)
“The State of Wyoming, on June 28, 2024 adopted the 2024 International Codes. The following codes apply: 2024 International Fire Code 2024 International Building Code 2024 International Fuel & Gas Code 2024 International Mechanical Code 2024 International Existing Building Code 2026 National Electrical Code”
One more reviewed finding on this topic
Adopted (with conditions) — Statewide Wyoming building-code standards applicable through the Department of Fire Prevention and Electrical Safety, including Johnson County unless local enforcement authority and local standards apply under Wyoming law.
“The State of Wyoming, on June 28, 2024 adopted the 2024 International Codes. [...] 2024 International Building Code”
InspectionsLimited
Buildings in Johnson County that fall within Wyoming's state fire-marshal plan-review jurisdiction, including state or local governmental buildings, public buildings over 5,000 square feet, multistory public buildings, child-care centers housing more than 10 children, public bars, lounges, restaurants, night clubs, lodge halls, theaters, churches, public meeting places, and public or private aboveground fuel-dispensing facilities.
The state requirement does not apply to municipalities or counties that have received enforcement authority under W.S. 35-9-121.
The statutory fire-prevention provisions do not apply to farms or ranches of 40 acres or more on deeded land; county memorial hospitals, state-owned health care institutions, hospital districts, private hospitals, and other health care facilities except as permitted under W.S. 35-9-121.1; mines and appurtenant facilities, oil field operations, petroleum refineries, and liquefied petroleum gas facilities; specified railway facilities; or automotive equipment employed by specified public utilities.
For covered new construction or remodeling, the state fire marshal inspects after completion and determines conformance with the plan review or amended plan review.
There are no inspection fees for school buildings.
public building floor area threshold: > 5000 square feet (including basement; applies to public buildings) · child-care center occupancy threshold: > 10 children (applies to buildings intended for child-care centers) · farm or ranch exemption acreage: >= 40 acres (must be on deeded land)
“the state fire marshal shall inspect the building and determine conformance with the plan review”
One more reviewed finding on this topic
Limited — State fire-marshal inspections for qualifying public buildings and other projects subject to state plan review in Johnson County.
“Plan review fire inspections are performed to ensure public buildings are being constructed to the specifications of the approved plan sets.”
Certificate of occupancyLimited
Newly constructed buildings subject to state fire-marshal plan review statewide.
The requirement is subject to W.S. 35-9-108(h), subsection (q), and W.S. 35-9-118.
It applies after new construction is completed and after the state fire marshal inspects the building and determines conformance with the plan review or amended plan review.
A remodeled building receives a letter of compliance rather than a certificate of occupancy.
No newly constructed or remodeled building may be used or occupied until the required certificate of occupancy or letter of compliance is issued.
The state fire marshal may order use and occupancy to cease if the building is used before issuance.
The state fire marshal requirement does not apply where a municipality or county has received enforcement authority under W.S. 35-9-121.
“Except as provided under subsections (h) and (q) of this section and W.S. 35-9-118, after new construction or remodeling of buildings is completed, the state fire marshal shall inspect the building and determine conformance with the plan review or amended plan review. If he finds conformance, the state fire marshal shall issue a certificate of occupancy for a newly constructed building and a letter of compliance for a remodeled building. No newly constructed or remodeled building shall be used or occupied until the state fire marshal has issued a certificate of occupancy or letter of compliance.”
2 more reviewed findings on this topic
Limited — Newly constructed buildings in Johnson County that fall within Wyoming's state fire-marshal plan-review jurisdiction.
“shall issue a certificate of occupancy for a newly constructed building”
Limited — Newly constructed buildings subject to the State Fire Marshal's plan-review and inspection authority in Johnson County.
“If he finds conformance, the state fire marshal shall issue a certificate of occupancy for a newly constructed building”
Well permitRequired
Groundwater wells and qualifying springs in Johnson County under Wyoming statewide groundwater law.
Before drilling a well or developing a spring flowing at or below 25 gallons per minute for domestic or stock watering use, an approved U.W. 5 groundwater permit is required.
Springs flowing more than 25 gallons per minute, or used for purposes other than domestic or stock watering, must be permitted through the Surface Water Division.
Wells must be drilled by a Wyoming-licensed water-well drilling contractor and pumps installed by a Wyoming-licensed pump-installation contractor.
A U.W. 6 Statement of Completion is required within 30 days after the well is completed, including pump installation, and ready for use.
Applications in groundwater control areas are subject to public notice and comment; an application may be denied if not in the public's water interest.
domestic application fee: 50 USD · stock application fee: 50 USD · spring threshold: <= 25 gallons per minute (Springs above 25 gpm or used for non-domestic/non-stock purposes are handled through the Surface Water Division.) · statement of completion deadline: 30 days (Measured from well completion, including pump installation, and readiness for use.)
“Before you drill a well [...] you must submit an "Application for Permit to Appropriate Ground Water"”
2 more reviewed findings on this topic
Required — Construction of a groundwater well or development of a spring in Wyoming, including domestic and stock wells or springs flowing at most 25 gallons per minute.
“Wells and Springs - Before you drill a well, or develop a spring* (that flows less than or equal to 25 gallons per minute (gpm) and will be used f or D omestic and/or Stock W atering use only), you must submit an "Application for Permit to Appropriate Ground Water", or U.W. 5 Form, to the Ground Water Division and receive an approved permit prior to commencement of any drilling or spring development activities.”
Required — A person seeking the right to beneficial use of underground water in Wyoming through a well or other means of obtaining underground water.
“Any person who intends to acquire the right to beneficial use of any underground water in the state of Wyoming, shall, before commencing construction of any well or other means of obtaining underground water or performing any work in connection with construction or proposed appropriation of underground water or any manner utilizing the water for beneficial purposes, shall file with the State Engineer an application for a permit to make the appropriation (i.e., an Application for Permit to Appropriate Ground Water, or a U.W. 5 Form) and shall not proceed with any construction or work until a permit is granted by the State Engineer (W.S. 41-3-930).”
Agricultural exemptionConditional
Certain divisions of land in unincorporated Wyoming made for agricultural purposes or affecting agricultural property-line alignment.
The exemption is subject to the article's anti-evasion rule.
The county board may adopt documentation requirements concerning proper use and implementation of the exemption.
The statutory provision covers a sale or other disposition of land for agricultural purposes or a division affecting the alignment of property lines for agricultural purposes.
Other applicable zoning, subdivision, wastewater, access, and utility requirements may still apply where not exempted.
“A division which is a sale or other disposition of land for agricultural purposes or affects the alignment of property lines for agricultural purposes;”
2 more reviewed findings on this topic
Available — Wyoming statutory fire-prevention and electrical-safety provisions in W.S. 35-9-106 through 35-9-117 for farms or ranches of forty acres or more on deeded land, including qualifying property in Johnson County.
“W.S. 35-9-106 through 35-9-117 do not apply to: (i) Farms or ranches of forty (40) acres or more on deeded land;”
Available (with conditions) — Certain land divisions, sales, dispositions, or property-line adjustments for agricultural purposes under Wyoming subdivision law, including unincorporated areas.
“A division which is a sale or other disposition of land for agricultural purposes or affects the alignment of property lines for agricultural purposes;”
Driveway accessRequired
Construction of an access driveway on Wyoming Department of Transportation right-of-way or the state highway system.
The application is submitted to the local WYDOT Maintenance Foreman, who reviews it and submits the paperwork to the District Traffic Engineer.
Two copies of the completed and signed M-3A form are required.
The planned ingress or egress must be identified as field, residential, commercial, or major access.
Commercial access includes development serving 10 or more family residences.
Major access includes access generating more than 50 trip ends in any hour of a typical day or a public street or access.
Additional site drawings, ownership information, traffic estimates, and proposed-work details are required.
commercial-access residential threshold: >= 10 family residences · major-access traffic threshold: > 50 trip ends in any hour
“I, the undersigned property owner, request permission to construct an access driveway on Wyoming Department of Transportation right-of-way”
One more reviewed finding on this topic
Required — Sale or other disposition of parcels 35 acres or larger subject to Wyoming subdivision law.
“Except as provided in W.S. 18-5-316, this article shall not apply to the sale or other disposition of land where the parcels involved are thirty-five (35) acres or larger, subject to the requirement that ingress and egress and utility easements shall be provided to each parcel by binding and recordable easements of not less than forty (40) feet in width to a public road unless specifically waived by the grantee or transferee in a binding and recordable document.”
Building in a floodplainRequired
Building within the floodplain in Wyoming communities participating in the state-supported National Flood Insurance Program floodplain-management program.
The source states that Wyoming currently has 19 participating counties and 66 participating municipalities.
Enrollment and participation require a community letter of resolution, an application form, a permitting process, and a compliant ordinance adopted.
The permit must meet minimum standards set forth in the applicable local ordinance.
The source describes state technical assistance and oversight, while the local ordinance supplies the applicable minimum standards.
“Currently in Wyoming, there are 19 participating counties and 66 participating municipalities. Enrollment and participation in the program requires a letter of resolution by the community, an application form, a permitting process, and a compliant ordinance adopted. Building within the floodplain requires a permit, and must meet minimum standards set forth in the local ordinance.”
Short-term rentalsAllowed
Short-term rental of detached one- and two-family dwellings and townhomes for purposes of Wyoming fire, building, and electrical standards.
The statute addresses classification under fire, building, and electrical standards and the International Building Code.
This claim does not resolve local zoning, licensing, lodging-tax, health, or other local requirements.
“short term rental of detached one (1) and two (2) family dwellings and townhomes shall not be regulated as a commercial use”
county zoning authorityGeneral
County regulation of the location and use of buildings and structures and the use, condition of use or occupancy of land in unincorporated areas of Wyoming.
The authority is exercised by each board of county commissioners for the unincorporated area of the county.
County zoning may not contravene the zoning authority of an incorporated city or town.
A zoning resolution or plan may not prevent a use or occupancy reasonably necessary for extraction or production of mineral resources.
A board may not require land use or physical development to be consistent with a local land use plan unless the applicable plan provisions have been incorporated into local zoning regulations.
Minimum lot size requirements or other zoning measures may not prevent residential or agricultural uses authorized for land divisions exempt from subdivision requirements under W.S. 18-5-303(a)(i).
Private schools meeting the statutory requirements may not be regulated differently from public schools: certification by the professional engineer or architect of record, capacity for fifty (50) students or more, and ownership and operation by a not-for-profit entity.
“To promote the public health, safety, morals and general welfare of the county, each board of county commissioners may regulate and restrict the location and use of buildings and structures and the use, condition of use or occupancy of lands for residence, recreation, agriculture, industry, commerce, public use and other purposes in the unincorporated area of the county.”
county building authorityLimited
County enforcement and interpretation of local or state fire, building, existing-building, and electrical safety standards, including residential construction in unincorporated areas, when the county obtains local enforcement authority under W.S. 35-9-121.
A county must apply for local enforcement authority and receive delegation from the state fire marshal by letter.
Before initial delegation, the state fire marshal must determine that the county has adopted minimum standards by ordinance or resolution equivalent to or more stringent than applicable department standards.
If the county fails to adopt new standards within six (6) months after department adoption, or fails to maintain standards at least meeting statewide standards, enforcement authority immediately reverts to the department.
For fire and building code enforcement, inspectors employed or contracted after July 1, 2010 must be certified by the International Code Council or the International Conference of Building Officials.
If electrical-code authority is requested, an electrical inspector must be certified by the International Code Council or International Association of Electrical Inspectors and licensed by Wyoming as a journeyman or master electrician.
If the county fails to maintain a required certified inspector, enforcement authority reverts to the department one hundred twenty (120) days after the inspector leaves.
A local governmental entity may assume sole plan-review authority and sole construction-inspection authority on approved plans, subject to the statutory certification requirements.
If local code provisions are more stringent than adopted state codes, the local code prevails.
The statute grants authority to enforce and interpret building standards; it does not establish that every Wyoming county universally requires a residential building permit without county-specific implementation.
new standards adoption deadline: 6 months (following adoption of new standards by the department) · certification applicability date: July 1, 2010 (inspectors employed or contracted after this date) · authority reversion period after certified inspector leaves: 120 days
“The state fire marshal shall delegate complete authority to municipalities and counties which apply to enforce and interpret local or state fire, building, existing building standards or electrical safety standards which meet the requirements of this section. The state fire marshal shall notify the governing body of the municipality or county of the minimum standards and requirements of this act and W.S. 16-6-501 and 16-6-502 and transfer jurisdiction and authority by letter.”
Inside cities and towns in Johnson County
Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.
Building code adoptedAdopted (with conditions)
Buildings and structures within the incorporated City of Buffalo, Wyoming, including one- and two-family dwellings.
The City adopts the 2024 International Residential Code, including Appendices BA, BD, BF, and BB.
The adoption is subject to portions later deleted, modified, or amended by the City code.
This adoption is limited to incorporated Buffalo and does not establish a Johnson County code for unincorporated areas.
“There is hereby adopted by reference that certain Document known as the International Residential Code, 2024 Edition, including Appendix BA, BD,BF and BB as copyrighted by the International Code Council. Said document is hereby adopted as the Residential Code for the incorporated areas of City of Buffalo”
Local zoningPresent (with conditions)
Property within the City of Buffalo, Wyoming.
The City of Buffalo's official page lists current residential, commercial, industrial, and mixed-use zones.
The City of Buffalo zoning ordinance states that property within city limits, except property exempted by law, is governed according to its zoning district.
Specific uses remain subject to the applicable district regulations and other city ordinances.
“Current Zones and their descriptions in the City of Buffalo include:”
One more reviewed finding on this topic
Present (with conditions) — Land-use applications within the incorporated City of Buffalo, Wyoming.
“The Planning Department is responsible for administration and processing of applications for rezoning, division of land, subdivisions and other land use issues.”
Still unanswered
We looked and could not find an official answer yet. Silence is not permission — ask the county directly.
Mandatory utility hookup — Water and sewer utility-connection requirements in Johnson County, Wyoming.
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 Johnson County, Wyoming
Is Johnson County a good place to live off-grid or homestead?
Johnson County scores 66/100 on the Bolthole Index, a strong county profile. Its strengths: deep seclusion — about 436 people within 15 miles and low administrative friction for a quiet rural property. Watch-outs: thin water margin (15.2″/yr rainfall) and elevated current hazard exposure.
Do you need a building permit in Johnson County, Wyoming?
Johnson County does not require a county building permit for a home in unincorporated areas, and it has no county-wide zoning. Onsite septic is permitted by Johnson County Planning Department (Small Wastewater / Septic Permitting). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.
Can you live in an RV or tiny home on your land in Johnson County?
Living in an RV on your own land in Johnson County is allowed: Unincorporated Johnson County: no county rule sets this, because Johnson County's own reviewed answer confirms it has no county-wide zoning ordinance. Septic, floodplain, subdivision and health rules still apply; cities and towns set their own rules inside their limits. Municipal zoning may apply within incorporated municipalities. A tiny home is allowed. Confirm with the county before relying on it.
How much does land cost in Johnson County, Wyoming?
Land in Johnson County runs about $1,165 per acre, based on the latest county data.
What is the water situation in Johnson County?
Johnson County gets about 15.2" of rain a year, with severe drought in roughly 20.2% of years.
How remote is Johnson County?
A typical private-land location has about 436 people within 15 miles and 223,488 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.
